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).  

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

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?

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. 

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

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. 

Once you know your price range and what you want to put down if using financing you can typically have a bank approval same day.Once approved if not paying all cash you talk with your agent or even self-explore and use the listing agent in most cases.

There are still plenty of neighborhoods where you buy small multi-family in that price range.

Easily the difference between getting referrals for new clients and getting unfavorable reviews.I also do respectfully disagree with the idea which many here echo'd that there's 0 benefit to a PM when owners property appreciates....when properties are worth more they rent for more, and PM's will earn higher mgmt fees and higher placement fees all while providing the same exact service.