@Cara Lonsdale Mesa, Apache Junction, Coolidge, Florence, and Casa Grande Are some of my favorite cities to invest in.

One of my favorite complaints was how they replaced a light fixture with a smoke detector which would only work when the light switch was turned on. 

Normally I would just do the actual cost value coverage rather than replacement (because I don't care if the properties get rebuilt or not), but my favorite insurance company will only do replacement, so that's what I have.

In a lot of ways, C, C+, B, etc are in the eye of the beholder, so look for a place you (and potential compatible tenants/roommates) will be comfortable moving around in every day and forget what grade someone else might give it.Once you have the basic requirements decided, I'd go on a real estate sales site (Zillow is my personal favorite, but also Redfin, Realtor.com etc) and just start looking around at listings in your price range to find affordable neighborhoods to target and start driving around, then drive drive drive.

My favorite and actually a sweet spot.

@Nathan Platter, what are your favorite ways to find off market deals? 

I would suggest just looking at all of the listings each day in your target price range, and even favorite the ones you like and x out the ones you don't and you'll get a feel for areas and prices. 

There are so many advantages to sandwiching the drawbacks inside two good points up front.One of my favorites as millenials especially, but anyone tours my 70s build popcorn ceiling townhomes  with no dishwasher... 

I'm not in multis but if I were I think one of my favorite tips I got from the podcasts is to know the properties you want.

That is one of my favorite podcasts.