I have succeeded, after a few tries, in obtaining the e-mail of an individual who can submit my request to be a qualified buyer/disposer of distressed assets.

today, we receive email from another tenant in building telling us she believes the problem tenant has moved out.  

Its a supply side issue.Like some of the forum members have mentioned there are opportunities in any market.

Please email and I will send you an invite.Regards,Joe Scorese

So I send an email with a link to the application, including instructions to complete online and email or print / fax.

Ask them to send you e-mails when properties are available that are in the radius that you are looking for that have any second living arrangement - MIL, rentable basement, duplex, triplex, quad, say under $200K.  

I would say you can use the economy and the area of your property in order to be competition wise more competitive with lower rent based on supply and demand .

However, if you are going to build condos or townhouse or apartments, you might still need to trench everything to get larger supply and waste lines along with more power onto the site. 

Please email and I will send you an invite.Regards,Joe Scorese

Take your time, build up your inventory of supplies, buy deals.