RTR advertises high returns as part of their marketing strategy, but the reality is that many of their properties do not perform as well as advertised.

The market here offers a lot of potential.I highly recommend making a trip here to get a feel for the different neighborhoods and understand where the best opportunities lie.

Typically, the initial upfront for the rehab is either cash or a high interest loan (hard money or private). 

I will provide some thoughts on the San Diego purchase- virtually all high LTV mls purchases since rates started to hike have negative cash flow at purchase- historically great appreciation- historically great rent growth but recently flattening- prop 13 is great benefit for long holds- laws keep getting less LL friendly.

We’re really best suited for those high income earners out there with strong investment experience and cash positions to literally take the reigns and create a strong cash flow product and tax write off for them with minimal time spent on their part.

In neighborhoods that won't attract high credit score tenants, I've found that a stable job history with a MINIMUM of 1 year at current or previous job to be the best indicator of a great tenant. 

I HIGHLY suggest you connect with a local expert such as @Josh Green.

I would say 225k around average to stay out of high risk zones.

With rates high, I don't see much changing in the market as buyers struggle to afford a mortgage. 

I highly suggest getting to some local meetup groups...here is BPs list:  https://www.biggerpockets.com/forums/521-real-estate-events-...I also have a full list of the chicago meetups that I can share with you too if that'd be helpful.