Looking in your area there seems to be tons of better deals.

I have multiple opinions for JLL's best brokers and Colliers about wha to do but its all over the board about getting in now or waiting.I think the market for a small guy like me is to find ( some state) and look for class C or B properties under rented and use new technology to get it more operational and leased up + strong SEO marketing to drive traffic.  

***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?

Bet on yourself.

Originally posted by @Richard C.:Or

I wouldn't bet on getting a re-finance if this is your exit strategy so be careful and go talk to as many lenders as you can and find out what their requirements for a rental property refi and try to get a solid commitment to refi it when ready to do so.

If numbers don't work, there will be tons of more opportunities.

I prefer easier to manage Class C and B properties, but I'm not opposed to heavy renovations or repositioning of low Class C or even Class D in a C area.

I would like you to indicate a market with negative residential cap rate for class c or above.  

If they show up unannounced it's either because we're renting D class property and no one follows directions anyway or we're renting C or B class and their odds of getting the unit are now less.