@Rene Doyle a cursory look at wiki shows stagnant population since the 80s, 70k people which is quite small for the msa, no meaningful job growth, 3 primary employers in 2 segments, and a median income in the 30k range which suggests rents no more than 750mo. not favorable my standards but that doesn't mean there aren't good deals. a remote investor will have issues typically finding a great team in small tertiary markets like this. if you have inside knowledge that it's about to pop with a big employer then perhaps.

I have stayed away from properties on active railroad tracks, or a cemetery, or other a lake house with 150 stairs to get to the water, or other items that will make a segment of the market say "no, thanks" as soon as they walk up. 

Can you get in on a local TV human interest segment?

Offerings are often mischaracterized or contain a blend of segments (and the associated risks).

We have an engaged student body and are actively growing this segment of the club.

It's hard to stand out.There are some owner-occupied segments with people who share motivating factors for selling their home.Seniors with Long-time Ownership: often ready to downsize or transition to assistance.Homeowners with Low Financial Stability Scores (FSS): Struggling financially and likely ready to cash in on their asset.Both these categories have additional advantages in that they probably don’t haven’t been updated and may have deferred maintenance.

You will need to find some good niches with some of the new motivated owner occupied segments.

I get the declining population but with that poverty rate - sounds like there is and will always be a need for affordable housing for that segment.

dealing with investors you talking about investor sentiment and such.it really depends on what type of project your talking about.. if its just rental property that's pretty easy.but if your talking about development or flipping then you cant have blinders on  you do need to  try to anticipate market changes.. we have done that by limited debt so if we do have a change we ride it out no problembut to take on max debt in certain segments of real estate in certain markets you do need to be more than Hey my renters wont leave  LOL

A big segment of the population is in denial of the need to transition housing to meet the demand of buyers with good jobs, young families, low down payments, and high student loan debt.