What do you see coming in real estate in the next decade and what do you feel work and won't work that has in the pass decade??

No criminal history unless it is extremely remote, like over a decade ago, with a long history of stable employment and stable housing. 

Not to pile on regarding the location and subdivision, but lots could be bought there for about $1k to $5k over a decade ago because it all went into foreclosure.

By select few do you mean those fellas on this thread who together have decades of experience in the industry and have transacted well over $1B in real estate sales?

You have to analyze tons of metrics to see potential tenant relocation risk at end of lease term and that comes with decades of experience.

That area lost most of its industry decades ago and the people went with it.

It is a typical dying rustbelt down with downward populate trends of 5-10% every decade.

My plan has migrated to being a longer term buy-and-hold strategy (my original post noted 5 years.)For anyone else interested in this topic, this article neatly summarizes some of my broader concerns, including the idea that this coastal city should possibly be focusing on a retreat plan, not a resilience plan:https://www.washingtonpost.com/magazine/2020/04/13/after-decades-waterfront-living-climate-change-is-forcing-communities-plan-their-retreat-coasts/

It's been almost a decade, and we are both ready to make a significant change to move towards starting a family, and generational wealth.If I keep saying "now is not the right time", I will never make moves.

OPM  you need no credit  no cash etc.. those tag words have been around for decades.. think Carlton Sheets  Dave Del Dotto  and many many who came before them..