I'd also have your lawyer review your lease to make sure the "house rules" are legal and she has no grounds to take you to court for the hotel expenses. 

What I want to do is buy an investment property with 2 or more apartments on top of a main/ground floor that I can use for office space for my business (counseling practice).

As other people have noted, you'd have to have feet on the ground who can confirm what the numbers should be.

I'm looking for boots on the ground because there are certain things you can only tell, see, and feel from experiencing the change or lack there of that is happening.

Stand your ground.

There are many great markets  to invest in what matters is that you run your numbers right and that you have a great team on the ground to take care of your properties > I am blessed have met some truly great people over the years.

For any ground up builders check out Renew Indy.

In one particular instance my town received hundreds of thousands of dollars to clean up the site of a former grand hotel from the turn of the nineteenth century that had been abandoned with full above ground and below ground oil tanks.

A lot of out of state investors get sucked into the south side, but be careful as you really need good boots on the ground if you are going into rougher areas. 

I would then have them be the boots on the ground, drawing from their experience and local knowledge.