RE is always changing and if you have only one niche then well your limited in opportunities and subject to the conditions that exist at the time for that strategy.  

Because buying a house in excellent condition and then totally changing the layout can be expensive, especially if it's involving load supporting walls. 

If you are making modifications to the heating and air conditioning space of the property it is usually wise to pull a permit.

Meanwhile, the sellers who are most likely to offer creative financing are normally the owners of  real estate that have issues.....condition.....low barrier/over supply market......or perhaps pricing issue, and one of these factors is why its not marketable in a arms length transaction and why creative financing would be accepted.

Now we're seeing investors pouring money into buying Class C rentals - but, many are getting burned.In our experience & opinion, the main determinant of property Class is not location or even property condition, those are #2 and #3.

It is in good condition, but has a lot of deferred maintenance. 

I would say for a B class area it is going to be around 300k-400k for a duplex in good condition. 400k and up for A class @emily @Emily Shin

I can't speak for the city itself / near the university, but up in areas like Liverpool properties are getting multiple bids regardless of the condition.

Many judges would feel you got paid even if no cash was sent to you.I could see this potentially working on a higher-end property that it in excellent condition with a Grade A tenant.  

Have you considered specific local market conditions?