Inexpensive plastic window treatments are easily installed and replaced.

I think every investor has a different expectation of COC return.

Do you think the higher return outweighs the risks (such as crime, vacancies, and maintenance expenses) when compared to a property in say downtown or midtown Sacramento which seems to me a pure appreciation play right now?

While your renters pay down your mortgage you can take advance of tax benefits, appreciation and cash on cash returns.. building your net-worth.

The numbers look good:Location: Broadway HouseNumber of Units: 1Rent: $1,350.00 Square Feet: 1,666 Upfront Costs:Cost per Unit $95,000.00 Price: $80,000.00 Cost per Square Foot: $57.02 Cap Improvements & Repairs: $15,000.00Cash on Cash Return:19.84%Total: $95,000.00 Debt Coverage: [minimum 1.6] 1.78 20%Down: $19,000.00Capitalization Rate (ROI)9.05%Current Assessed Value: $29,666.00 Loan Amount: $76,000.00 Net Cash Flow per month: $314.08 Interest: 4.88%Net Cash Flow per month per unit: $314.08 Term (yrs): 30Total Rent/Month: $1,350 GROSS SCHEDULED RENTAL INCOME: $16,200.00 Less: Total Annual Debt Service: $(4,826.40)Less: Operating Expenses: $(6,470.63)Less: Vacancy and Credit Losses (7%): $(1,134.00)NET CASH FLOW: 3,769 NET OPERATING INCOME - (NOI): 8,595 INTEREST: 3,680 DEPRECIATION: 3,455 NET INCOME: 1,461 Property Insurance: $1,000.00 Property Management (10%): $1,620.00 Placement Fee(30%): $405.00 Real Estate Taxes (5.06179%) $1,501.63 Repairs and Maintenance (12%) $1,944.00 Services: Snow Removal: 720 Utilities: Electricity: N/A Gas and Oil: N/A Sewer and Water: $30.00/mo Other

On the other hand, it might make yours that much better to not have coin-op and people might be more easily pulled your way due to that. 

. - I also like to invest in my local market, even when I know returns are potentially better elsewhere. 

If I had a CPA prepare my tax return and it is audited, I would expect the CPA to defend his work on my behalf without charge.  

After several emails with the sellers realtor regarding a commercial multi-family, they stated the following:"There is much information (detailed maintenance, tax returns, costs, etc.) that they will be glad to make available during a due diligence period with a contract and a paid deposit."

On average its 800-1100 a bedroom (easily).