For example, You pay $400,000 for a duplex in a moderate to high crime neighborhood with taxes at $12k per year.....

This will be my first flip in CA, need to run through the motions on a somewhat easier deal as far as reno goes to get the ball running.Numbers as follows : PP: $438,000Loan amt (25% down )- $328,500 points (1.5% )- $4,927interest (10.5 % plan on holding for 4 months )-  $11,497Commish on sale ( im an agent will list myself so only accounting for buyers agent 2.5% )- $13,895Closing costs ( 1.5% of total purchase and sale )- $15,000Holding cost ( hoa, misc )- $1,000Reno cost: $38,000 - 3 windows $2,000basic kitchen rehab- $10,000flooring ( luxury Vinyl flooring )- $5,000gutters ( one run ) and minor fascia repair- $2,000Exterior landscape clean up- $5,000 2 bathrooms- $10,000Paint- $3,000Misc- $1,000- Dumpsters Private money fee: $5,000ARV: $555,000 - Conservative the last two comps sold at $570,000 and $580,000 both moderate condition.

[Solicitation Removed by Moderators]

Can i please ask what the moderators edited in my post and Jon yes the areas I refer to in my original post are located in the bay area.

His materials are both high quality and moderately priced. 

Is it better to invest in a 'upcoming' but still moderate crime neighborhood or just go for the pricey, harder to find deal neighborhood?

MODERATOR:  PLEASE EXCHANGE PHONE NUMBERS VIA PM.  

If you can't edit your heading, I think any of the Moderators should be able to (eg.

At this stage i am more interested in stable cash flow and moderate appreciation.

Why would cheaper units tend to generate higher cash flow than moderately priced properties?