@Augusta Owens here's some copy & paste info you won't find in a book:)-----------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

You can also try the travelling nurses route, a lot of them are looking for low cost housing when in town. 

The Highway 64 property presented a great opportunity due to its low acquisition cost and potential for substantial value increase.

You would still save more money 9 out of 10 times living with your parents but being able to leverage a low down payment loan will allow you to get a very high ROI on relatively safe investment. 

That's not exactly an up and coming area -- I'd research who built them - can likely find that by going to the SG County Recorded Docs site or by seeing who pulled the permits during const -- Wichita has been on a duplex building boom -- look at the tax value -- They probably have that or less in it on the build - I also doubt they were built to be quality long term -- things such as the trim/cabinets etc -- they all look like the cheapest stuff a guy could buy - if the cabinets aren't oak and there is MDF or pine trim and pre-hung doors with engineered wood jams I'd run.  2-3 yrs ago for $180k -205 or so you could buy duplexes in Maize, Kechi, Valley center all day to builders that were selling them off to investors - not worth that in that area.

I think your PITI estimate in both cases is low.  

You cannot have a contract that simply states "install high-quality countertops" without specifying the quantity, location, type, or style.

If you intend on putting in 50 low ball offers a month, make sure your Realtor knows and is ok with that amount of legwork (because it's a lot).

when I first started lending in Detroit in 2002.. the rehabbers there would paint the copper in the basements with grey paint in the low light theives would think its galvanized and not take it.

I feel I'm on the low end, but my COC return a year later is roughly 14%.