Any possibility of getting a narrower range of the cost of remediation? 

Their homes were just a little out of my price range, and I have heard from a few investors that appraisals often come in under purchase price and the investor is expected to pay the difference. 

Populations in the 300-500K range are generally a good sweet spot.Roll multiple smaller cities/towns up into one larger “target market” if you need to Reasonable Property PricesStaying at or slightly below median market value increases your odds of success since there are more buyers/sellersHigher price points can be very lucrative but typically require more time/money for marketingGrowing or Stable EconomyTarget market should have positive economic growth expectations.

We do them all the time in the $75k-$95k all in range and they are consistently appraising for $90k-$120k.It's a great way to scale if you have the capital.

I have a property cash flow analysis I use to determine a range of factors.

If there were such a definition, or such a law or any remnant of protection of private property, you would not be able to point out the dramatically disparate “allowances” between each county as they would all be bound to such a law.

And when you're working on a deal, it really helps to have people you can turn to who will give you personal help and answer your questions quickly.It sounds like you're taking a long-range approach, which is what's needed.

i've seen a few 2 families on the MLS In my price range. out bidded on one and the rest were too far gone for the price the sell was asking. but I'm working towards finding off market properties, auctions, whole sellers etc.... if I can find a distressed property thats priced correctly I will try my best to grab the opportunity.

I understand cashflow and making money will come in 7-10 years.my situation: I live in the Bay Area but housing is out of my price range.

The caveat to that is that GCs range greatly in quality.