All purchases must be through Home Depot.If you use them for installation, they will probably be a bit above market.If you are handy, you get the material from Home Depot and install yourself.

Bad areas have their challenges but there are ways to invest properly and and you can even improve the property and the tenants in the property if operated properly.Management is the number one factor.

Some markets like ours cannot be explained or properly predicted by analysts.

Assuming rents are market and not inflated with no waiving of security deposit or first months free then net without immediate capex might be somewhere around 145,827.That would be around an 7 cap for a C property if you are evaluating properly and it's not really a D at 2,100,000.

a land trust would help you avoid inheritance taxes, if set up properly.  

(Replace part of roof, install new furnace, some electrical work, and light cosmetics.

Some signs its not to code would be wood doors to units, fire-rated drywall not installed on basement ceilings, or units without two egresses. 

I'm practicing how to analyze deals the proper way.

I can't think of anything aside from literally installing cameras everywhere, but if they wanted to they could just rip cameras down so that seems futile. 

bill, the back door was installed incorrectly, I cleaned, I painted, and all I hear are excuses and how I'm responsible.