It is important to set the condition at the start of each lease, with date-stamped photos, in case there is any doubt or dispute.Also, professional cleaners will be able to tell you if they see animal urine (black light) or recommended stain treatments/etc. and it was declined.

It's not always black and white/ blue and red so keep an open mind.

It's 100% black & white.

Going North I would recommend getting out to the Black Diamond meeting in Waltham as it is the best meeting going around here now. 

It'd make doing some renovations a ton easier not having to run the hard black pipe.

I'm a big fan of South Buffalo ( family friendly owner occupied, established areas), Kenmore, University heights ( near University at Buffalo South Campus), and east part of Black Rock/Elmwood Avenue ( near Buffalo State College Campus).

If you have a car and get out a little further I'd recommend the Black Diamond meeting in Waltham.  

Had a great deal for a buy-and-hold SFR get destroyed and not pay for months which went from 5 digits in the black to break-even/in the red.

We started our management company in Dallas in 2012, are currently managing just under 60 properties and are already in the black.

I would recommend the North End, West End and Black Rock based on what you have mentioned in your post.