However, my family member saw that the neighborhood was starting to head in the wrong direction when they saw that some windows were being boarded up down the road and people were letting their lawn and shrubs wither.

I do understand that she's the professional and in her eyes I'm just some kid going over her head.

It stretches 350 miles across the state heading to Marcus Hook just outside Philly where the materials will be put on ships bound for Scotland to be made into plastic.

If we get rent control similar to the HB2779 proposal or OR or CA then the biggest risk will be to people who work to reposition properties - major rehab that requires possibly asking many or all tenants to move,  and substantial increase in rents to cover the reno costs,   or to anybody who recently purchased a property based on its proforma numbers instead of on its actuals.I have been more or less expecting a rent control proposal like 2779.   

This will better help you get an understanding of not just where market is today, but also where it may be heading.

@Joe Hammel that’s hitting the head on what I was looking to hear. 

@Kris H.I like the HGTV comparison, you hit the nail on the head.

Thanks for the heads up!

On the day you close this all could be your problem to deal with, and trashy tenants paying way below market value doesn’t serve you OR them well, so I’d recommend either buying it vacant and clean, or buying it at a substantially lower price under the stipulations that the seller serves 30-day (or locally relevant number) notice to them so that on closing date or soon after it should be vacant.

I think you hit the nail on the head.