I agree this is shark-infested water.

Another tenant in a duplex that I kicked out (inherited tenant) because they infested the whole place with fleas ...like serious horrible fleas that had to be sprayed 4 times to treat after they moved out.....from their dirty smelly dogs ...that smelled like dirty dog the first second you walked through the foyer and they had a horrible dangerous dog that was vicious & large and go after repairmen or anyone it saw.

You do need to be aware where the drug/gang infested areas are. 

Best bet to investors is 43613 and anything along the Ohio side of the Michigan line into Sylvania and beyond. 43606 is Toledo Public but lots of businesses there around the hospital, 43607 is Toledo Public but gets good rapidly east of it (other side of Holland Sylvania road on that map). 43609 is gang infested warzone and I would highly recommend staying away.

It isn't obvious visually to know where the crime infested areas are. 

Network....find out who some of your biggest cashbuyers are in your area by going to meetups.......they also have to respect the game.2. emphasize the infestation and how much damage it has caused and let them know that its costly to fix......just make it seems worse than it really is

Look for signs of structural damage, mold, and pest infestations.

If pests were not the issue 3 months ago then they might have infested after your arrival.

I found myself many properties that had beautiful paper returns but would require managing destructive tenants, crime-infested areas, etc to get that return. 

(Seems as though they brought with them and infestation of German cockroaches,ugh!)