If this is a C- or D+ area, then I would run, but that is me. 

Ideally something with a value-add play if a such a thing can still be found without going into C- or lower areas. 

I plan to invest in C or B class properties in B class neighborhoods and focus on:- Primary: Small multifamily within a 12 hour drive of Wilmington, DE.- Secondary: SFR.

So a problem that I have been noticing and I'm not sure if this is true in all markets but if a lot of people have a hard time buying in bad neighborhoods c or d class neighborhoods then the suggestion is to buy a run down or bad looking house in a good neighborhood so it could cash flow or it could be sold at a decent amount for profit.

I assume that while perhaps similar, the numbers and expectations in LA are not identical in Frisco...etc.Thank you for the bit about appreciation..It makes sense that you would bet on that instead of the rental value.

Ideally, I am looking for a C or D home (foreclosed is perfectly fine) in a A or B neighborhood. 

I've found most wholesalers/s deals are almost always in B, C or D locations and I exclusively look at what I consider A locations. 

An example is a lender pulls a report that says the property is in a high-risk flood zone and will require the purchase of flood insurance to give the buyer a loan if they are working with a flood insurance nerd and when he pulls the report it is in a low to moderate flood zone (usually an X but can be a B, C, or shaded X).

I feel like a lot of the investing is either a) people with cash that need to put money SOMEWHERE or b) people that are willing to take a bigger risk and bet on appreciation alone. 

What area is the property in -- A, B, C, or D?