The cash flow is what attracted me to the deal.

If you get a MF property with all 1 bed units, I think you'll attract less families, so local schools won't matter as much but proximity to jobs and bus lines and restaurants etc will matter.

With that being said there are some strong metro areas that offer alot and low cost of living which is attractive.

We replace roofs, cabinets, alarm, HVAC systems, water tanks, topping trees just everything to make them solid and attractive to our tenant clients.

So you should look at Regulation D 506(C) as a vehicle to be compliant and attract Accredited Investors. 

Part of my irritation is that the city has no problem dragging me or the rental owner into court to waste my time because a tenant violated city ordinance.The city is frustrated by the lack of respect for property and neighborhood exhibited by the class of tenant that that their city attracts, and they want to blame the landlord for this condition.

The numbers are going to be much more attractive on a property that is in a C class location and needs some touch up work.

While not as attractive on paper (initially), the reduced cost of unit turns as a result of longer-term tenancy, reduced vacancy because the areas desirability & the reduction in expenses resulting from nickel & dime repairs (the property will most likely be of newer construction and should be in better condition when rent ready) will go a long way in encouraging you to do more deals and realizing success. 

.- Rochester has actually declined by 0.8% between 2010-18Are these markets still attractive enough to invest from a buy and hold perspective? 

The problem with this is that LED lights attract spiders.