I want to invest in a Sub200K area right now that will put me in about a B neighborhood with working class folks who care about their surroundings/block.

But one bad tenant, or one deferred maintenance item can turn that great cash flow into a big cash drain.  

(Just an FYI: most sophisticated CPA firms (i.e.not turbotax or H&R block) have audit risk software that basically calculates your chances of being audited based on the tax stances you take so another good reason to invest in a good CPA)

For example, somebody makes a big burn mark on the butcher-block countertop.

I imagine that the ARV of a Tear-down would be EXACTLY the same as an equivalent vacant (serviced) block (based on comps).

Some thoughts are - the neighborhood or block may be high crime / poverty even if the overall area is considered nicer (like a D block in a B area), the property is overpriced and the seller won't budge / low motivation, liens on the property (I'm not really familiar with tax and title and legal stuff but maybe something like that?)

The property management company tries to bring people through during blocks of time (like 4:30 - 6:30).

They say its because there's no "DSCR" block (true) but why not mark it as "other"??

If you get overly emotional about every decision, success or failure, you will drain yourself emotionally.

Some times it's just nerves or mental blocks, but keep at it.