Part of my irritation is that the city has no problem dragging me or the rental owner into court to waste my time because a tenant violated city ordinance.The city is frustrated by the lack of respect for property and neighborhood exhibited by the class of tenant that that their city attracts, and they want to blame the landlord for this condition.

The numbers are going to be much more attractive on a property that is in a C class location and needs some touch up work.

While not as attractive on paper (initially), the reduced cost of unit turns as a result of longer-term tenancy, reduced vacancy because the areas desirability & the reduction in expenses resulting from nickel & dime repairs (the property will most likely be of newer construction and should be in better condition when rent ready) will go a long way in encouraging you to do more deals and realizing success. 

.- Rochester has actually declined by 0.8% between 2010-18Are these markets still attractive enough to invest from a buy and hold perspective? 

The problem with this is that LED lights attract spiders.

They probably have products to accommodate the local market.I plugged your info into the "rate generator" at DNB and it came back with some pretty attractive terms.

With no purchase price that is highly attractive.

I am looking for the following;-Local investors willing to meet & network-Recommendations for PM companies to meet with-Attractions, food places, & things to do for fun in the area as my wife & son will be alongThank you in advance for any help or recommendations! 

This one doesn’t fit into that category so that’s one red flag 🚩While the price is attractive and I like how you are looking for the value add which would be the zoning, the Lot is only 6,600 sqft which at most with parking you’d be able to fit two units and maybe 3 if the were stacked and small with setback requirements which would be the 2nd Red flag 🚩 You only have one tenant who sounds like she’s old and isn’t going anywhere unless you jack up the rent but even at $1200 you will be far from cash flowing if you put 20% down which is the 3rd red flag 🚩 (See mortgage calculations below.)

I was looking for a property that was in a safe neighborhood, with marketability to seasonal visitors, large outdoor space, the ability to always attract a certain target demographic of a particular type of medical student, mainly cosmetic repairs, near public transportation, high walkability and in an appreciating neighborhood.