This is a fairly broad question, so I'm open to any comments you may have. I'm considering doing some work for a small down about 15-20 miles outside of a major metro. It was formally rural but has experienced fairly rapid suburbanization over the past 20 years (doubled in population between 2000 and 2010). The median income has gone down quite a bit, and the older suburban developments are in decline. Many of the homes are not well maintained and property values are going down. Other nearby communities are getting wealthier while this community is getting poorer. Schools are not as good as they used to be and crime is going up. It is a surprisingly young town, with a median age of around 30. Development patterns are typically spread out without much of an identifiable town core, though several major commercial corridors. There is no public transit and the vast majority of people drive to work. There is, however, a community greenway that connects to a larger county network as well as a fairly large number of public parks and greenspace, albeit in some need of maintenance. As in many places, new development has come to a virtual standstill.
So here's my question: What techniques do you suggest for revitalizing a town with these characteristics?
Again, I know this is broad, but I'm looking for some brain-storming here. I'll do what I can to add in additional info if necessary. Thanks!