Indianapolis is a great cash flow market, but like you said, it varies neighborhood to neighborhood, block to block and even street to street.

Sure the park says they will help but, this guy is three hrs away and they use his home as a switch home and say hey we offer financing on the one just down the street.

He probably didn't wake up one day and while brushing his teeth think "I'll put up the partnership's property as collateral for that deal I'm doing on Main Street.

Due to a clause in the existing lease regarding drugs, I think I have grounds to evict, but along with that there is another clause about being considerate of the "rights, comfort, health, safety, or convenience of others."

We were aware of alcohol and drug abuse as being considered as mental disorders, but not hoarding.

We own / are in contract on five doors in area 3, and circumstances vary greatly from street-to-street. 

I manages the property and had to evict an older couple for dealing drugs.

I think your concept of marketing is missing some key points of making money.Suggest you forget about your mailing marketing and get out and meet buyers personally, look at expired listings, listings that are have been on the market for over 200 days, tax sales, rent court landlords and others who really want out of real estate, learn proactive negotiating, contract engineering, and making offers.You ain't going to get rich as a passive investor ---- get to the streets and find deals!

Bring it on, I am much more worried about a 200 unit apartment building coming in down the street than  only being able to raise rents 7% + CPI per year.

I came bolting back around the corner coming at him and his truck screaming at the top of my lungs "**** you you mother ****er you son of a ***** get the **** off my property right now" ....and so on and so on...he could not slam it in reverse fast enough and peel away while I chased him out of my driveway and down the street a bit.Meanwhile, the nicest, calmest guy ever is in my house doing work (an electrician).