I am trying to attract high end renters for higher rent properties.

Hey Guys, I would like some advice on if a property looks good to purchase and to sell it as a rental, how would I be able to present it to a investor that it would be attractive enough for them to purchase?

A B class property in a C class market will not attract B class tenants or rents.

The building is going to attract the tenant and if that tenant doesn't allow for systems to be in place and steady passive cash flow, then you might want to pass on this deal. 

If you are trying to do both cash flow and appreciation then you may want to sell it in the next 5-10 years and realize your increase in value and this would be more difficult in a "run down" property and it may not appreciate as much anyway.Another thing to keep in mind is that a more "run down" property will attract a less quality tenant which can create more stress and worry.

That doesn't even make sense.People are naturally attracted to whatever makes money. 

This attracts a lot of out of state investors who think that the low barrier to entry and high tenant pool equates to high cash flow at double digit rates as it would appear on paper. 

A little background on the area: it is in a smaller East Texas town that has a great school district that attracts a lot of families.

Honestly, I am not sure if I am looking in this area because the deals are right or because the prices seem low and attractive to a beginner.

I have heard that Memphis is a good market for rental properties, so the idea of building passive income in that manner is attractive to me.