I'm still in the process of growing my portfolio, but have heard others 1031 all their smaller properties into a larger building and have a property management company manage, OR, set up a seller financing deal with another buyer that gives you the cash flow you desire. 

To readily obtain the highest end tenant I desire, it’s imperative that my properties have the following characteristics1.

How can I best find undervalued properties in desirable locations? 

Areas like Downtown, Summerville, and West Augusta are particularly desirable due to their proximity to amenities, universities, and employment centers.In terms of your preferred strategies, it would be helpful to know what type of lending you plan to use.

It was the worst house in the best location. 5 acres just above a lake outside of a desired town.

If a single-family owner-occupied property is worth $400,000 - I wouldn't invest more than $280,000 (70%) in a note secured by the property.ITV takes priority over desired yield - so even if the note discounts to $350,000 based on desired yield, the investor still won't go beyond their maximum ITV. 

wouldn't bring this one to a partner or anything just satisfying my own desire to get a foothold in a place i like to be.  

However their internal business systems leave a lot to be desired and have really messed us up. 

Tenants are stable long term residents, and property is located in a desirable school district.

Not fully rented, but in a highly desirable location?