I'm glad to hear that my intuition on the desired product over in Springdale was spot on! 

The Landlord-Tenant Act forbids landlords from terminating a tenancy, failing to renew a tenancy, or refusing to enter into a rental agreement because of a tenant’s status as a survivor of domestic violence, sexual assault, stalking or unlawful harassment, or based on a tenant having terminated a rental agreement because of a similar incident."

., very porous soil, while capable of changing the topography, may drain too fast to direct water away as you desire).

I can't speak for everyone, but my investment focus is on buy & hold duplexes outside of city limits, in desirable areas.

Buy after 2 years of consistent price declines or when you can get in a highly desirable area with a 6.5%+ yield.  

Only excellent photos of a bright, attractive and desirable property will grip the attention of prospective tenants.Screen prospective tenants - This is the critical task of the property manager.

The biggest challenge is determining which is right for you in your current circumstances, desired investment asset, financially, and experience wise.On that last note, operating a run down building in a more desirable area, if one can be found that actually offers a better value, won't require to many different skills than operating a "turn-key" building.

Those are pretty desirable areas, I think most investors would consider them B+ to A+ in quality and desirability.

But, in the mean time, the state is not 100% desolate and those folks still desire decent housing at an afforable price.

I'm analyzing a foreclosure SFR in highly desired neighborhood that has a garage conversion (why oh why do people do that!?).