A vacant house, via Chris Clothier find motivated sellers now, recently was upgraded so you can filter on high equity or low equity AND older than 50 yr old.  

I had to upgrade because she left and the entire house is now being used as rental.

One area I've found very fruit-ful is the recently retired demographic who need/are ready to move and don't have the ability to upgrade their homes for maximum sale price.  

They were definitely tired old units that I have improved the value of by remodeling and upgrading. 

He said that I could get about $30,000 of the rehab costs through a program like ygreen.com, basically if you upgrade Windows, roof, drought tolerant landscaping, and other energy efficient items, you are able to get a loan that is attached to the property taxes for the property.

Ask them for an "as-is" value and a value of you did some minor upgrades.

The appraisal took this into account subtracting 15K per sale for an average Adjusted Sale Price of:=$320,347Even though my property was listed as Superior Upgrades along with 3 of the comps.

Also have a list of items that you have fixed up or upgraded and give that list to the appraiser. 

I would then like to buy some multiunit properties,  live in one,  while I upgrade/renovate the others.I guess I wanted to throw it out there to the experts like you and see if you could help guide me.thank you again

I also look at a worst case scenario IRR of 10% (flat prices, high maintenance, slightly lower rent) .Secondly I think 10% for maintenance costs is reasonable excluding planned upgrades (roof, heater etc.).