There’s huge retal income potential if you nail that balance between improvements that wow tenants and improvements that merely look fancy but don’t justify higher rents.I’d also keep an eye on how your high end plan fits the local demand.

So I feel it's not a fit for everyone.

I’d focus on property types that align with my strategy, leveraging financing options that fit my budget.

The neighborhood specialist sounds to be the better fit.

Talk to a CPA to see how it fits your plan. 

I agree with your approach in aiming for better locations, seems that texas (dallas /FT worth) fits the bill.

I found the son on Facebook and sent a quick intro giving my condolences, expressed my interest in purchasing the property, and provided my phone # in case he decides to follow up.I'm in the process of preapproval with a couple lenders, and have reached out to a couple realtors in my area to see which may be a good fit.

MarketFinder: Helps you identify potential markets across the US that fit your criteria for investing and shows you this info below plus more based on zipcode, here's an example for a zip in Denver. https://www.biggerpockets.com/marketsDealFinder: Once you find a market you can dig into specific homes on the market at  https://www.biggerpockets.com/deals

He wanted to ask me tons of questions to see if I was a good fit but wouldn't answer any of my questions when it came down to how much the program costs or what I was actually getting as a member. 

Also, if you were in our position, what questions should we be asking the lenders to make sure it is a good fit?