@Austin Davis, @James Wise, @Darren Sagerthank you all for the welcome and I look forward to reading your inputs on BP as well as sharing experiences and war stories with you(well once I get them)!

You go to a sale ready for action, you look around and see numerous large farmers that are double digit millionaires standing around talking to each other, (because they don't seriously acknowledge any "little" guys in the room.  

Acts of war, for example, are probably not insurable at any cost.  

Now they have come up and while it is still a seller's market, the bidding wars have died down quite a bit.

Even 6K a unit repairs and this still looks like a good deal if you can rent it for $1,500/m  ---  But I have a hard time wrapping my head around any house for $9K that isn't in a war zone or a tear down.  

This is a new tenant - he's only been there a week but has complained about numerous items already.

Go to a market and start with the person or Company that is going to make or break your investment PM.. they will tell you the good areas that are easy to manage they will tell  you where the war zones are and Hoods are, these may not be obvious on Zillow Google etc..

Also, stick with rents of at least $700 and homes built after 1945 [this will also filter out most of Center Township].In addition, the small multi unit market here is tough [most are in Center Township] and I would stick to post war built ranch homes for starters.I have a couple property managers that I've used for a few years now [I've fired about 10 over the years] and I'd be glad to share their info - just send me a PM.I'm a Broker and am definitely investor friendly but can't take on any more clients at the moment due to my own business work load.  

It's a lower income and rougher area  of LA but not a war zone.  

Your regular insurance will normally cover losses from war or civil unrest.