And that's not enough and the risk is too high at that margin for starter homes.

Risk assessment and mitigation: Quick analysis of crime rates, school quality, economic stability and environmental risks. 5.

Price of entry is high, rent is super low. 

Quote from @Ava Petruso: New to investing but been in the real estate game for 8 years as a high volume realtor.

Look for properties with outdated kitchens or bathrooms, as these updates often yield high returns.

The rehab estimate seems very low and the ARV seems really high in my opinion, just based on a tiny bit of research looking at what this property was listed for recently (it hasn’t sold), and what the surrounding similar properties are worth (~$250k).

Find one that does not have a high-priced long-term monthly contract, flexible pricing, and excellent customer service.

I am not yet familiar with specific areas though.Because of the high cap rates, your question does make sense.

Education (K-12, High Ed, Trade Schools) 2.

That highly depends on your pay structure.