That would be very attractive.....

Daniel Krantz I'm investing in west haven for several reasons my area is close to university of new haven so I can rent to students, taxes are not too high like new haven so you can cash flow more, you can be near the beach in a mile so that's attractive to buyers, my area is between Milford and westville (new haven) and these two are good areas.

I think for a part of your portfolio, investing in apartment syndications is an attractive proposition, especially if you want to diversify out of state and have no time or interest to be active.

That would really attract some attention.

The definition of "dirty" is varied.I don't interfere unless they are causing damage to the property, creating problems for the neighbors or community, or attracting pests.

But frankly, in my opinion, buy and hold REI is not as attractive as it used to be in most markets. 

Or if not, how much would the market have to come down to make it attractive again?

I think part of what is happening in Mississippi is that the rent income relative to cost of houses is so good it is attracting an awful lot of out-of-state investors who have trouble finding deals elsewhere.

For the price range, you should consider either a brand new build (currently offering the most attractive financing terms, with several options even available through USDA loans where the downpayment is 0% without the pesky PMI or MPI with your conventional or FHA counterparts. 

Take lots of pics during the inspection and learn how to create an ad that will attract potential tenants.