This is my first bad experience with an HOA in 5 years.I rented out one of my condos to someone who has a child. 

They argue that right now we're near the top (no one really knows) and that a great deal now will be a bad deal once the correction happens.

Maximum leverage and deters bad tenants from applying when they know how easy it is to get rid of them.

These not very good areas to downright BAD areas.

The biggest problem from a general overview is that drugs are bad in certain areas of Dayton, the I75 & I70 corridor is a huge for transporting them.

Categorizing things so generally may make you miss out on perfectly good deals, or settle on a bad deal because it fit into the "good/recommended" category. 

If anyone knows the Virginia market, this property is located in Petersburg, VA in case that influences your feedback.I have negotiated subject to and owner financing to purchase the deal using the following structure: I will pay $8k in cash I will take over the existing $59k mortgage payments (28 years left) of $506.70/mo PITI paymentsThe owner will wrap the remaining $8k into a second 15 year mortgage of principal only payments of $44.44/moTotal monthly payment $550/moThe Deed of Trust will transfer to me at closingI will sell the property via Owner Financing to a tenant buyer using the following structure: Purchase price $85kPay $10k downI will finance the remaining $75k for 10 years at 10% interestMonthly payments of $1000/moBuyer may cash out anytime after the first 5 yearsTenant buyer covers repair costsDeed of Trust transfers when tenant buyer cashes property outBasically this strategy is a way to get all my money invested out of the property and avoid typical rental property expenses to keep all of the cashflow.

Sorry to hear about this bad situation.In your shoes I would do nothing that in any way benefited myself. 

In your experience is this many rentals a bad idea?

The property you are talking about is at 0.8% if the expenses are low and you can put 30% it might cash flow , but a bad roi fa sureI am gonna keep looking for another month or so. thanks again