So it's less like a curse and more like market forces in action, at least until people wise up (holding my breath starting now).And no it's not just Indy, you could replace Indy with a dozen other cities and it would be basically the same thing.

In my opinion this promotes bad customer service because the PM's only have so many hours in a day and very little support.

You are suggesting that he levers up to spend six figures of high interest debt on a bad asset in a bad location.

Quote from @Ty Cover: Hello, I’m looking for ideas to deal with a bad smell coming from my upper unit in a duplex to the lower unit. 

The area did not "go bad" last year or a couple of years ago.

There are lots of unprofessional wholesalers in this space giving the exceptional ones a bad name.To build long term relationships with them become a repeat buyer who is easy to work with. 

If you don't, you will open the door for a very bad experience.

For sale by owner and seller finance is completely different. buyer/tenants don’t always have bad credit.

My bad, I didn't get an inspection because this was an off-market deal. 

Still not "bad" but I think 37% is the rosiest of rosey pictures which most people never achieve.