The most successful D class or 100% section 8 project I ever ran into was in Hattisburg MS. the original owner built about 20 little stand alone units  on the property and each was built with cinder block so very minimal sheetrock inside.. concrete floors throughout with drains in the middle ( kind of like you see bathrooms in Asia and other parts of the world . 

Sure, you could get cheap properties in the middle of nowhere; but, typically you’re not going to find these complimenting attributes.

Also condo in very expensive area has very different trajectory compare to condo in middle class area.

Buying from a wholesaler isn’t really “off market” in my opinion, you have to really source the deals directly and not go through a middle man for it to truly be off market in my book.

We've done exactly this with my middle son, and three of his friends...find their first house that has rental space that they can leverage to offset most if not all of their mortgage.

Is this for a core property that was constructed in last couple years in a Class A market or a 60's construction in a small town, middle of nowhere.Then it gets into borrower risk and relationships with lenders.  

I'm currently in the middle of my first flip looking for the next opportunity. 

Or the opposite... what type of tenant will you get if you rehab a property to Class A standards, that sits in the middle of a Class D area?

The Ivy Ridge Estates project looks very attractive and promising.

If you're wanting to do it full time it would be a great option or if you wanted to do it passively there are several turnkey providers in the southern/middle part of the country where the price points are easier and the laws are more landlord friendly.