"Early to bed, early to rise, work like hell and advertise".I think Ted Turner said this but wouldn't bet on it.   

Class C or below or too far from cash flowing in better areas.Single family fixers with the FHA 203k loan are a possibility. 

***Only exception is if an owner has plan & funds to reposition Class D to Class C or higher.https://www.biggerpockets.com/forums/776/topics/960183-what-they-dont-tell-you-about-cheap-rental-properties?

So, I’d bet on it. 

Many on BP say that you can bet on it in the desirable coastal cities and the long term data do bear that out.

Those deals are out their but they’d be in C- or D neighborhoods.Any duplex in a decent neighborhood below $140,000 is most likely going to need some work. you can see rents in those areas from $700 -$1,000 for 1BR/1BA, and $850-1250 for 2BR/1BA.Also if you’re out of town remember that the houses/ duplexes in Cleveland are usually 100+ years old.

I'd bet on rates going higher but higher rates will continue to keep potential sellers locked into their 3% mortgages and will also bog down new construction which is keeping inventory low. 

***Only exception is if an owner has plan & funds to reposition Class D to Class C or higher.https://www.biggerpockets.com/forums/776/topics/960183-what-they-dont-tell-you-about-cheap-rental-properties?

If you wouldn't bet on rates coming down soon, why bet on them coming down by signing a lease? 

C- or D-class properties in Cleveland for example.