Currently finishing RE license, other than that I am a fresh sponge to the world of real estate investing looking to absorb as much as possible!

That might be something you can or should also investigate.  

So there is usually 10-15 freshly painted "Ron green" houses in our area every year.

Dropping the price is always a good strategy to keep the listing fresh on your local MLS as well as Zillow, Trulia, etc but in your case it sounds like you're going to have to move lower to get the pricing in line with the market.  

I am planning to dig deep into a few areas and investigate, meaning actually look at listings, analyze the numbers and talk to people in each area, which may take a while, because being out of State requires you to really study the area vs. knowing your neighborhood which is a given.

Baltimore has been revitalizing for quite some time now. maybe 10 or so years. any area has its "problem spots" and I have been noticing that certain blocks are good although the next block may not be so good. but the whole idea is to make the city "fresh" again.

So I grab a hammer and go to investigate.

Sorry if my questions weren't clear, i'm fresh in the game knowing that i will make mistakes but i have the drive and determination to become best of the best! 

We always make sure to have fresh paint in our properties with new tenants.

However, also in my rough sketch estimations I have been finding that many of the properties I've been investigating have pretty low Cap rates (my test market is Portland, OR currently).OK!