***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 would not do it in a multi or a single especially in C or D class neighborhoods .

I would bet on the former

Look at all the (let's not even call them investors) people that bet on appreciation and when the market tanked lost their homes.

I know it can definitely be specific to a area, but some B-classes would look like C or D and I would just cut communications politely right there.

Account Closed I agree and would slice it a little tighter:  C or B class rentals. 

Obviously all of these assumptions in each line can be adjusted to your preference of owning more/less properties or looking for C or B properties but may help you to limit such a wide search of "out of state" Good luck!

Your best bet is to ask MLS Agents if they would call you before a property gets listed is your best bet on the MLS and look for expired listing that the owner might sell the property at a discount.  

Deal Facts- Built 1928- Duplex- 1429sqft, 954sqft downstairs, 475sqft upstairs- Split garages- Working class neighborhood, C+ or B-- Suburb bordering Detroit, near the GM Tech Center and Chrysler Motor PlantsPurchase Price: $105,000Down Payment: $5,250Financing: 5% Conventional Bank LoanRehab Costs: $7000 (after I owned it for 1+yrs)Closing Costs: ~$3000All In: $115,000Market Rent when Purchased: $1,370Cash out of my Pocket: ~$15,250PITI: $914/mThe strategy is simple...Buy multi family > Rent unit 1 LONG TERM > Rent unit 2 SHORT TERM > PROFITIt's not a big secret or difficult process, but it does take some level of risk. 

Here is what to do to make sure it's perfect:Send out a direct mail campaign every week:1) Identify a market and property type2) Send the owners offers (not letters or post cards)*(make sure you do not send offers to property owners with mortgages - there is no room for negotiation on a leveraged property)3) Field the responses you will get from the mailer - there will be tons if you do it correctly.4) Pick the best one.