Dog gone it @Charlie Moore all this time I've been telling my wife if we got to 20 units we would be on easy street and now you come along and move the goal posts.

Coffeyville KS is great if you don't mind the crime, drugs and prostitution. 

(Sellers are good at driving down the street past the renovated homes to get to their property, and not showing you the local crack house and burnt-out shells that are on the next block over.)

Demolition would be about $100k and $200k for street/utilities/etc.

What will you do if there is underage drinking, drugs or prostitutes involved with your rental? 

This is my first out of state investment and had very hard time finding contractors...had about 10 contractor come and bid...some forgot to even show for their appointments...two where literally on drugs...one gave a bid 2x higher then the rest and equal to the cost of the house.Any advise appreciated.

They offered $115,000 and tried citing the really ugly house across the street that sold for $117,000. 

I complain that the water was running down the street, not into the sewer. 

To explain this parcel I bought and was deeded to me used to be an existing street.

for example, i saw what seemed to be an interesting property come up (good cap rate) but i had loaded a similar prop down the street into the spreadsheet about a year earlier (that is why i input the date i reviewed the prop) that had much higher water/sewer/storm expenses (nearly $1k more per year!).