Has Anyone invested in Wharton TX?

[George Gao]

Hi All,

I found a 16-units (5 bldgs) for sale in Wharton TX but it's in a small town 1.5hrs southwest of Houston.  The town doesn't appear to have any major employers, but seems well established with 9k population of $30k average income.  The duplexes and 4plex all needs work.  Average rent is probably in the $500-600/mo range. My main concern is the ability to keep the units occupied with big enough potential tenant pool.  Does anyone have experience investing in southeast Texas near Wharton?

Thanks,

George