For the last 5 years I've purchased vacant and occupied properties at tax auction, rehabbed and leased these units or sold. It's a very specific market that a lot of non-local investors want to break into. This is high risk but high reward. I've been ripped off by contractors, I've been sued by a troll, I've had some of the worst tenants imaginable, I've completed many evictions, I've addressed all manner of infestation, I've dealt with the utilities, I've lost units to fire, and I've made good money.