I went down to look at it and the buildings were not livable, the whole project to be scrapped and leveled down. most of the territory is unlivable and beyond any restoration.

I'm seeing that there is a strong resistance in certain neighborhoods (maybe rightfully so if there have been poorly overseen party houses in the neighborhood). 

The properties I look at are duplex but my next investment may be single family just to keep the cash required for the down payment and the remodel to a more manageable level.

It can be rewarding on so many levels. 

Also, what are your thoughts on renters here- like median income, education level, stable jobs etc…?

I never use self leveler.

@Michael PlanteWoah that's insane, sorry to hear that.My energy company also offers a service contract in spite of the service contract they charged me a $250 diagnostics fees when ac went down but your bill just takes it to the next level

Anyway when I get that level of capital built up (probably via a day job) I plan to try DM the right way. 

If you’re looking to get into house flipping right now, then that might be a different level of risk (IMO)

I teach kids but the parents don't tip me for teaching them.And that would be a terrible hit to the upward mobility of the middle class' attempt to move to the next level if 1031 exchanges were eliminated.