just think about all the diamonds and other gems  . 

@Giovanni Luna Use the TREC purchase contract for single family 1-4 units

And if you can't find any multi-family that pencil out, sometimes you can find some hidden gems through ADU's on the property or a nice walk-out basement, etc.

You can definitely find some gems to flip and make really good profit. 

WoodbineWhy It's Hot: This hidden gem is just south of downtown, offering proximity to the city without the high price tag.

Technology today allows us to access detailed information and resources remotely, which makes it possible to make well-informed decisions even from a distance.Memphis is a city with a lot of hidden gems and under-the-radar opportunities that many investors miss out on simply because they’re not familiar with the local landscape.

Now they're an expert at finding hidden gems.

Purchase price: $260,000 Cash invested: $52,000 This gem of a condo caught my eye, despite the fact that I traditionally believed condos weren't as great an investment as single family homes.

Investment Info:

Condo buy & hold investment.

Purchase price: $189,000

Cash invested: $15,000

Welcome to the crown jewel of Center City, Philadelphia—a standout property in my investment portfoli...

Anyhow...sounds like you're on the same page with @Shawn Parsh about picking the worst property in the best neighborhoods  >>> I get it, and trust me I'm always looking for those gems (if/when you find them, they get snatched up fast!!).