Personally I would not invest without understanding the dynamics of the neighborhood I was putting my money into.

I have now resorted to putting a "for rent" sign on all of my buildings in a neighborhood where I have a vacancy - even on the buildings that have no vacancy; this gets the phone to ring more, and I explain to the tenants there in advance that I am not trying to rent their place but another one I have that's vacant.I get some referrals from code enforcement officers - typically tenants who are fed up with their present Landlord and are asking about somebody who has properties in good repair and good condition.I also use a service that is called Locators.

Sounds like this is not in your neighborhood, you might get another manager and have them assist you in this matter, they could pick up such files and any lien waivers and take immediate management for you.

Since you prefer to stay in A and B neighborhoods I'd suggest north of Atlanta.

It is one of the last three lots available in one of the most desirable neighborhoods.

The hoa pays for a couple of sheriffs to patrol the neighborhood 70% of their day.

For such instances, I would take the normal ARV of this home and reduce by a bare minimum of 15% and likely 20% just to keep me safe. base your offer price on the lower adjusted value knowing you have to disclose which will chase away a large % of your buyer's pool, regardless of how nice the area/neighborhood is.

Granted, getting Donald Trump type incomes in a working class neighborhood would probably require EXTREMELY long vacancies... there are quality people in all neighborhoods.As to your other questions, not all banks are investor friendly.

The neighborhood is very desirable to professionals, walking distance to the regional hospital and five minutes to downtown.

Steve Job's lived in a modest house, in a regular neighborhood -- no gates or anything.