The offers I received for a cash offer (the property could not be financed) were in the $200,000 range.

You can easily find a turn-key property in the $250k range with cap rates around 6.

Assets identified in this study include:Appliances: Oven/range, dishwasher, refrigerator, washer/dryer, microwaveElectrical and communication systems: TV connections and dedicated equipment outletsCabinetry and CountertopsDecorative light fixtures: Sconces, pendant fixtures, chandeliersInterior Finishes: Crown molding, wood panel wall covering, window treatments8.20% of the total depreciable basis was classified as 15-year class life.

I also have a world class designer on my team that helps get these kind of properties from the average $60-$75k/yr range to over $100k/yr range (for 3bd homes; more the bigger you go).  

From cozy cabins to expansive luxury estates, there's a wide range of opportunities for investors here. 

- What are the best neighborhoods for buy & hold in this price range?

Start visiting building sites so you can meet the trades and see finishouts in different price ranges. 

Certain areas in Hayward and San Leandro could meet most of your criteria but they are in the $1M+ range.

Well I've had custom quotes ranging from 3k to significantly above already and it didn't cost me a dime to speak to their attorney. 

In Kansas City you can find properties with cap rates ranging from 5 - 7+Big difference in projected cash flows, and the most desirable neighborhoods are trading closer to that 5 cap rate.