Using city-data (dot) com for AC 43235 I can see the area is 80% white.

Honestly I don't see the disconnect. 

I work with investors all over the country and see the same thing over and over. 

The saying in the business is (it's a bit jaded I admit) "see the tenant's lips moving, see the tenant lying."

@Tim Phillips I'd agree with your friends - rentals within driving distance are significantly easier to manage as well as decrease risk during the purchase process (because you can go see the property in person easily).I'd advise you to analyze as many properties as possible in your chosen market so that you have a good feeling for what a good deal in whatever market you pick is.

He then asked to see the side of the HVAC and read the label for the current rating.

We include real expenses accustomed to STRs so you can see the actual operating costs.

Been busy all day but went to see the discussion and the post disappeared.  

I see the hole clearly.

The next examiner will see the title has been insured and unless another defect is found, will rely on your sale transaction.