This is not a gentrifying area and it will takes a decades long effort to revitalize Frayser.  

People who think otherwise are living in a previous decade or generation.  

I've also had several good contractors go bad once they interacted with weaker personalities so I don't even refer names out to my fellow investors within my REIA after some came back with complaints.We are running 5 complete rehabs a month, so I have the manpower, I simply ensure they operate solely under my contracts and are paid from my bank account.With the right capabilities on the ground, Toledo is a great place to invest...I have the same properties and investment neighborhoods I did a decade ago in my own portfolio.

Apart from the excellent cash flow now , almost all the other indicators are bad. population decline for decades, poverty levels are high, un employment levels are very high

It's also true that the demographics of folks moving to town are highly skewed towards the age group of 20-30 year olds with no kids that often rent and work remote jobs that defy the compensation framework which has applied to jobs in small markets for decades. 

As to the PM part I have a stake in the group doing it and have known the owner for decades.

From Fox News today: The spread between the 2-year and 10-year Treasury yields inverted this week for the first time since April on fears that the Federal Reserve's aggressive approach to tackling the hottest inflation in four decades could lead to a sustained slowdown in growth.

Nothing is a guarantee, but you reduce the risk astronomically when you hire a professional that knows the market, knows how to screen, has solid policies, decades of experience, etc.I manage nearly 400 rentals.

The market went crazy for almost a decade. 

I did this personally for about a decade and my business partner who I did it with has done it all his life 3rd generation logger.there is huge money to be made in Timber if you know what your doing.