Some inspectors will give out violations and post a sign that says "This building is not safe to occupy" even if everything is ok.

Southern CA is highly likely to remain a desirable place to live so it seems like a fairly safe investment.

I'm thinking that if I have a top to bottom renovation with everything down to new roof, plumbing, and electrical, I can safely assume %5 for capex, maintenance, and vacancy each instead of 10% each. 

I mean, sure there are probably upstanding citizens as well, but downtown Clarksville is the opposite of what we would consider a safe investment. there is a lot of crime concentrated near the river and a lot of drug use.

If they want to play it "safe" and work at a job and not invest in their futures, then that's their problem.

Another, following proven strategies in the Cleveland area to mitigate RE taxes, Water sewer costs etc...All of this on your own takes lots of time and money and mistakes too.Finally, as @Jay Hinrichs has stated, I was originally trying to do what I was doing with the single family, thinking I would be safe on my first two apartment complex 1031 exchanges and go for complexes that were small 8 units and 10 units, that the numbers said they were fully occupied and would cash flow nicely.  

Again, ask your attorney about the landlord failing to provide a safe place for your family to live as grounds to terminate the lease.

While I get mental disability can be a problem, the other tenants have a right to live in a home where they feel safe and secure. 

In OH though, would it be safe to say that one does get cash flow, but appreciation is very limited, or is that a misperception?

. $60k is a safe price range?