Usually good tenants stay longer, requiring less turnover rehab costs and minimal landlord headaches.

You aren't selling the property, you're selling the contract so your ad had better indicate what it is you're offering.Also consider aspects of previous advertising by the owner!

I would question how well the floor paint will stick if the basement dampness is as bad as you indicate.

Well, I don't know that it screams deal at 1.5%/mo especially since you seemed to indicate it's a C type neighborhood.

I'd say they go with more modern homes with modern finishes, more minimal lines and less angles to really let the brass bling and white lines shine through.

We successfully closed several deals with RHF and were also successful in securing a line of credit (LOC) with minimal paperwork and fast processing.

Low income above a commercial property is not indicative of success.  

What I am interested to know is what are the lead indicators that would warn an investor to turn from aggressive mode to defensive or conservative mode.

The Invalid Sale doesn't refer to the actual sale/deed transfer....it refers to the indicated price for the transfer, not being valid foe comparable taxable value computations by the tax appraiser's office.

That being said, in Decatur, multi-unit properties are few and far between to start with and then trying to find a good one out of the minimal options is very tough, which is why my last four properties I've picked up have been SFR.