Of the two I think Silver Lake might be a smidge better but they're both generally C-/D type areas and you'd be getting C/D tenants.I don't know that either is really "up and coming" or "going down hill".

The property types you listed require capital and are you comfortable with just a virtual handshake, some photos, and move into partnership.

If you know expenses will grow that fast you need to increase income the same.What type property is this? 

The bedbugs were so brazen they would just hang out on the couch in broad daylight and some guy pulled a gun on my landlord at the time. 

That could be an advantage in that no lawyer will take that type of case on a contingency fee if they don't think they can win.

If all else fails, call into the property and pose as a tenant and ask them what types of extra fees they charge.

Also they'd know the type of material and workmanship.

I personally chose to max my 10 loans with conventional banks at better rates before doing commercial type loans.

However, I do have a small hope of qualifying as a REPro because of my type of job.

There was a lot of wear and tear type upgrades needed.