I do not want to buy in a low C or below neighborhood as an OOS investor.As someone looking at LTRs, appreciation is key.  

You have no legal right to post on a property you don't own, without permission in writing from the owner.These sound like Class C or D properties.

I have done class D for over a decade and now want to reposition to C or B.

***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?

I know from my experience on what some people call a grade A body for me might be a C or a D so I get where you are coming from.

No A/C or window units only11.

For this rent value you'd want it to be something like $170k and lower OR have a much higher appreciation rate (which is akin to gambling and not investing since it is a bet on something happening in the future in order to make sense as an investment).Surely the NET rent is what is taxable. 

Your state, if you were paying quarterly sales tax or B&O and the IRS are used to a schedule C or equivalent.

Are you targeting a A, B, C or D class area?

I'd place my bet on Fruitvale being more like East Lake within 5 years.