As mostly others have said, you can certainly do whatever rehab work you need to, you will have to inform your tenants and work with them in a reasonable manner. 3) Lenders here are pretty good if you take the time to shop around.

And as he mentioned, numbers on paper are not everything…make sure you’re digging into the market itself and making sure the numbers are real and sustainable.

I live in LA and I actually had been thinking of investing out of state but my aim is to build long term, sustainable wealth and I'd love to be closer to the properties so this is all making me rethink investing in SoCal. 

The best way to approach it is in a very simple and clear manner. 

"To the extent (1) the partner who holds an ISPI contributes “invested capital” (which is generally money or otherproperty) to the partnership, and (2) such partner’s invested capital is a qualified capital interest(which generally requires that (a) the partnership allocations to the invested capital be made inthe same manner as allocations to other capital interests held by partners who do not hold an ISPIand (b) the allocations to these non-ISPI holders are significant), income attributable to theinvested capital would not be recharacterized."" 

you nailed it Gary is dead and deader and dying you get what U pay for plus you will never collect the rent in any consistent manner who wants to live there given a choice if they are good rent payers.I had two homes in Detroit that tenants kept beating to crap.. got code enforcement etc..

Fix what needs to be fixed in a timely manner, but no more discounts. 

It's simply not sustainable.

But you aren’t helping to educate folks when you don’t make your thinking fully visible and communicate in non-constructive manners.

I am trying to scale up smart manner overtime .