@Evan Polaski I'm sure that once a property is selected for purchase there should be much more due diligence but at the research stage an error between B and C or A and B is fine with me.

If you're not looking for cash flow and want to bet on appreciation (not a bad bet for San Diego, historically), there isn't many places that are better to buy multifamily.   

The Merced opportunity is that the University is targeted to grow from under 7000 students to 20000 students by 2020.I would bet on more as the UC student population problem is a big issue here in CA  and Merced is the easiest way to grow. 

I want A to B class properties while avoiding anything C or below.C and below properties always cashflow better on the spreadsheet compared to B and higher, but the spreadsheet doesn't account for all the headache that will come with lower quality properties.But to answer what I think the intent of your question is, there's pros and cons to each.

I am specifically interested in purchasing properties for under $80,000, and achieving the 1% rule or greater, in a C+ or better neighborhood.

I would want no credit to have a co-signer.If this unit is class C or better, you should be able to find tenants with OK credit scores. 

My focus would be on cheaper PP and Higher CAP but with a area that in C or C- looking to transform into a B or B-.

I mean, even if the feed is motion activated, there has got to be tons of data that needs to be looked at, no?

The appreciation would be a bit less then up and coming neighborhoods but a safe bet on maintaining value and rents.Let me know if you have any questions.Regards,Joe Scorese

@Jim Viens, Hello, would you say this is C or C- area?