My tenant caused damage by leaving carpets with excessive cat urine and vomit all over, burnt holes in it with hot coals in a plastic bucket and pretty much never vacuumed stairs, cleaned shower etc etc.She wanted some TV wires back that she left so she was organizing a painter to come and fill the holes and repaint them.

Make sure you check to see if they're involved in and organization like NARPM (National Association of Residential Property Management). 

I guess the neighborhood is really coming up!

Sometimes it’s a misunderstanding about what you want because there are owners that see rentals as cash cows and don’t care if they fall down and others who care about the upkeep and tenant quality affecting the neighborhood. 

As the lots in this airport community have sold, supply has dwindled and demand has gotten higher for people to move into this coveted neighborhood.

Your finishes (due to ARV) will influence directly your cost, so the full gut price in upcoming areas will be lower if compared to a similar place located in a more "established" neighborhood. 2.

I'd love to see that actual numbers... what'd you buy it for, what do you expect to get NOI to, and what cap rate your neighborhood is in.

Instead of making offers on random properties, identify the neighborhoods that fit the formula.

Get some good organic content posting going--maybe if you have a website, you could post articles from your blog, or if you do flips, people love learning about the process and the before/after pics and videos.

Taxes in the city aren't actually that high relative to some of the burbs but some neighborhoods are trouble.