The entry price is too high.The trick is to get the second acquisition at a lower entry, so you can rehab and refinance 100% entry costs out.

If you are looking for turn-key, your returns won't be as high, but that is mitigated by lower stress.

In decades past, carriers were allowing people to carrier lower limits of insurance on their properties. 

I have noticed a lot of investors are seeking out cities that are offering lower priced lots and simply adding a Modular or Manufactured and capturing a very nice cash flow.There is a new trend starting in Florida and in other states where an investor buys a piece of land or lot and add a 'Tiny Home". 

If I were to do it over again, I would strive for higher class properties and would not have purchased anything below class B.Higher class properties typically have better tenants, lower turn over costs, less tenant issues, etc.  

On crime... one positive trend is that APD, in partnership with the courts, has lowered the previously skyrocketing murder rate.

The HUD guidelines suggest a certain rent amount, but after inspections, the figure came back significantly lower than expected.Additionally, do you have any general tips for working within the bureaucracy of the Section 8 program?

You can have a lower sales price home built in 2005 that could give you more problems than a more expensive home built in the late 1800's.

@Rafael Ramos All your goals contradict each other:(1) Cashflow: buy Class C & D properties2) Appreciation: buy Class A & B properties3) Low Crime: buy Class A & B properties4) Why would you want your investments to lose money to lower your taxes?

These are all lower $ properties and not the strategy you use.