A builder that knows the area very well.

They made contact with me as well but I don't want to get sucked into a scam. 

If the deal is in a good area, well taken care of, generates income, and will attract good tenants then i wouldnt worry about anything else.

Here are pockets I focus on for cash flow:West side - West boulevard, Cudell, Clark-Fulton, Jefferson, Bellaire-Puritas, Old BrooklynEast side - Fairfax, Buckeye-Shaker (the north side), Waterloo Arts District, Garfield Heights, Maple Heights, Newburgh Heights, Lee-Miles (the north side), BedfordHere are the areas that I focus on for appreciation:West side - Lakewood, Edgewater, Old Brooklyn, Ohio City, Tremont (above 490)East side - Buckeye-Shaker (the north side), Waterloo Arts District, Fairfax*I have a graded neighborhood map of these areas as well if you would like to check it out.

It ends when they AND their stuff is removed to the level that allows you to begin the re-rental process. 

Also, how to get an LVP that will wear well, for cheap?

Ended both projects well in the green. 

I want to be a investor buying and holding as well as fix an flips.

My experience with PPR has been consistent with yours, as well as the search to find them.  

You will also quickly learn how to manage properties well instead of spending decades figuring it out like most investors.