No one wants to live in those GREY counties, although there are plenty of jobs available.

Baptist East is in a great area.1) River City2) @Sean Williams3) the west end is rough, but there are also plenty of other areas to avoid.

Plenty of seller finance opportunities that would take 20% down.

There are plenty of other areas where you can make a good return but in a more invester friendly town with a better tenant base.  

 @Gregory Mitchell Hey, feel free to add me to your potential buyers list, I look for preferably under 75k cash with plenty of juice in the numbers after closing costs (ROI/LTV/ARV).

The taxi company incorporated each car separately so with the car being totaled there were no assets to go after.I am definitely sticking with my LLC but it did cause plenty of initial headaches and additional expenses.

Bremner,I do plenty of work out in the rural parts of town and sometimes have to stretch far and wide and make tons of adjustments (not saying that happened here).

I am sure plenty will disagree with me but these are C class areas that have been slowly getting worse. 6 years ago we were buying everything we could in there.

(Knowledge is power, and there is plenty of POWER here!)

If you do not keep on top of things there are plenty of tenants that will take you for a ride especially if they figure out you are out of state.