I've been corresponding with a non profit in CA that is doing work on ADU regulations, etc.

Class C transitioning to Class B: more renovated homes, higher income tenants and homeowners moving in, nice cafes, shops, restaurants, coffee shops opening up.An extreme example of Class C to B is in San Francisco - when I was a kid, what was not a safe neighborhood and had lower income people, is now in high demand and tech workers making $200,000+ are living there and people walking around at night going to restaurants and shop. 

I'm managing D class properties with a property manager and am making a profit. 

As a broker in a wholesale market, I "buy" a loan from a lender at a discount and mark it up for my profit.

Having worked with investors who’ve transitioned from LTRs to STRs or MTRs, I can see why Johnson City would be appealing.You’re right to consider the university, the med school, and the hospitl as potential sources of consistent demand for MTRs.

In southern Florida I fund and profit / loss is 50/50.

Stationed there almost three years, sold with profit and tax break for how long we lived in the house.

Quote from @Brandon Foster: Hello Ryan,STR is do able in the north county area but there are a lot of rules and regulations.The city of Oceanside right now will not allow anything STR unless it’s west of pacific coast hwy.This is changing a lot too so you need to be aware of that in your plans.Carlsbad is super strict too but there are some condos that are still available to do STR in.Medium term rentals are as safer bet but way less profitable.

That data would be sales price after remodel (the true numbers some agents really don't have the experience to be comping the property), the days on market you will experience (this is great info because you want to recycle the money quickly), and resources to sell the place fast not slowly which you do not want this because this could put your holding costs extremely high and push the property to little profit or no profit. 

That profit will increase over time and improve your return.