Urban w/ Language Barrier vs Rural w/ Heroin Epidemic

[Brett Woodall]

Hello all!  I'll try to make this quick.  In perusing the local listings for fourplexes, I've found a couple worth taking a second look at.  Each has their pros and cons, but both are in the same price/cashflow range and are fully occupied ATM.  The main concerns I have are as follows.  

Quad #1 is in the city in a so-so neighborhood, older but half-renovated with solid curb-appeal, and has several tenants that are Spanish speaking only.  Quad #2 is two blocks from the sheriff's office in the heart of a rural town, is a newer building that also has great curb appeal (though with fewer updates), and is in the middle of a community that sadly is currently battling a heroin epidemic.  

The small town of Quad #2 is a nice little town with a lot of solid folks, and it's right on the river by a marina, but news reports are definitely concerning with the amount of intimidation/violence occurring in various pockets.  The language barrier of Quad #1 is definitely a concern as I don't think "Una cerveza mas?" will be very helpful in collecting rent (is it safe to assume that prop mgmt companies would have bilingual folks?).  Which property would all you wonderfully seasoned BP vets be more concerned with?  

[Lauren Heart]

Welcome Brett!  That is an interesting call...but I will give you my gut response.  I would go with the city, largely do to better appreciation in the long run.  Also, a rural community may not make its way out of the epidemic...and it could be difficult to sell in the future.  Language barriers can always be overcome with a little help from friends or a college student...I wouldn't consider that a deterrent at all. Good luck and let me know what you decide!

All the best,

Lauren Heart