You look at the house, look left around neighborhood, look right, and just tour at a normal human speed looking around exactly as any person coming to tour would. 

Are your rentals in D neighborhoods?

I know the area like the back of my hand and believe Indiana has tons of upside to invest in.I came from a low-middle-class family of teachers.

I would search for a property that has a low interest rate Fha or VA loan.

Access to MLS is one of the best reasons for investors to get their license since it's such a low bar to entry and low annual fees for that and access to all dumps on the market.

I doubt you'll find a MF that you can get into for 40-45k that will give a similar return that isn't in a terrible neighborhood.

Forewarning: This is going to be long and detailed.How this started:When we were young, we would buy a house that was livable, but in need of rehabbing, move into it (which allowed us to get a low interest residential mortgage), then rehab it, using contractors for what we couldn’t do ourselves.

Once complete, refinance into a low or no seasoning DSCR loan.

I agree.. just look at any large mid west or rust belt metro.. there is a ton of houses avaliable the question though will folks buy in certain neighborhoods where inventory is readily avaliable you can buy existing in many of these markets for far less than new builds.. so to me its really a neighborhood issue  a school issue a crime issue etc etc..

I'm looking at Class B properties in up-and-coming neighborhoods and plan to self-manage once I relocate.