Plenty of other pockets in Pensacola make for good rentals as well as Pace and Gulf Breeze.

I think unless this thing is forecasting an amazing CAP rate after factoring in higher than normal vacancy costs, estimated maintenance costs, and possible estimated litigation fees for evictions I would stay away for a first time investment, there are plenty of deals out here to not get caught up in a nightmare. 

Ben Leybovich has written plenty about the folly of investing in pigs (https://www.biggerpockets.com/renewsblog/2015/03/0...).I am wondering if the deal below qualifies.

It is my first time visiting there, and I would love to connect with local investors, turnkey and BRRR service providers, or anyone who just want to grab a drink in downtown and chat real estate.  

There are plenty of these Facebook Ad groups so I'm sure you will find someone.

There are plenty of landlords out there that love it. 

Fortunately there's plenty of cities in the PDX metro area not affected by this. 

She is generating plenty of contacts and building great relationships but I am wondering if anyone knows about how many listing appointments per month/week I should be expecting.  

I do like that you'll have plenty of reserves after closing for emergencies like having to evict although knowing the type of tenants on the Westside are less likely to be problems then B and C neighborhoods and work you still have to do. $2900 might actually still be a good deal from their eyes but use discretion inheriting tenants using has it's challenges. 

There's plenty of those guys that just sell you and forget you.