Sounds like you are doing it right - same thing we tend to buy, the ugly stuff. 

Do you have access to off market deals that an investor friendly realtors tend to have? 

I tend to see more short-term rentals in the trendy downtown areas.

@Alex Borczyk - just as an fyi - for passive multi-family investing, I've found in general the minimums tend to be around $50K (at least for the handful of reputable syndicators I've looked at investing with).

Thats nuts......

If they're a gym nut, they know that.

High crime areas will also tend to have the lowest rents.  

They tend to keep things in house and are have a bit more freedom to do want they want in these types of situations.

I tend to suggest Rotomolded, they're more durable and less expensive, without all the fancy jets and colors.

Ask and see if she is negotiable.Many sellers list property "as is" but then agree to adjust the price or make repairs.Many buyers offer to purchase "as is" but then ask for price reductions or repairs.Frankly, it drives me nuts.