Rule #4 - Condition is Very Important
It's far better to have Good Property in a not-so-great area, than a shabby property in a good area
That’s because Good Tenants want Good Properties, and as Sunderland has very few no go areas (even the 'worst' areas will have decent people willing to live there if the price is right and the condition is good), people are more likely to be flexible on where they live, as opposed to what they live in
As such, you should either buy a nice property, or buy a grotty one and make it nice! Don’t buy a grotty one and expect a tenant to take it as it is. Any tenant that does take it is likely to give it back in an even worse condition than when you started!