We often tell them to stick to A/B class where there's more meat on the bone (and more exposure), so they can find that forced appreciation.  

You may have already done this, but if you haven't and looking for ideas, criteria could be anything like:Location |Property type (SFH, Multi, Etc) | Rental type (LTR or STR) | Property Class (A,B,C,D) | Property condition (Turnkey, Rehab) | Return Metrics (CoC, Pure Cash Flow, and more)The above is the baseline criteria I run my investor clients through when beginning a property search. 

Do you care about A,B,C,D class areas?

The exception is like Jay mentioned, Class A/B+ large MF.

@Aaron W Cary Sub $100K in a B area or better doesn't exist, even outside of CA.

The house is in pretty good shape structurally, decent fenced backyard, hardwood floor throughout, in a B- / C+ area. 

Lack of population growth hasn't been an issue in most A/B neighborhoods in/around the city. 

I would say Near East and Weinland Park would be the two places I would try to find a place in if you're looking to get into a B-class neighborhood. 

If I were you I would get a word document, and type in bold letters at the top:"Addendum to Rental Agreement between [Landlord Name] and [Tenant Name] for [123 Fake St [Town Name], AB; signed on Month 00, 2020."

Appreciation likely.East Hartford Mostly a B/C class community.