I've lived in Essex for 8-9 years now and it's really being hit heavy with flippers improving the SFHs - so that might be the best route to take.

my plan is looking like a BRRR is the best solution, IF the lender will allow NO money down or IF they will allow a 3rd private loan/family member to chip in the 10% or whatever I need for "skin in the game".from there, after 70k initial capital improvements to get the rent up, I would be 'all-in' (purchase of say 640 + 10 closing + 20 finders fee + 70 repairs) at 740k. 

My big why is to provide nice, affordable housing to good people while improving property and communities.

It sounds like things can now start to improve. 

I have a cousin who bought in San Jose in 2005 or so, were a bit underwater during the crash but stayed there, and sold in late 2017 with quite a bit of appreciation, to move to Saratoga, since their incomes had improved, and the school they were zoned for was not the best one in San Jose.

And they don't want to take the time and effort to learn the basics of a market and build the proper relationships it takes to invest from afar.I fell into the trap a couple years ago...went the turnkey route...was tempted by the "amazing" and quick returns on a $37,000 property....got burned.But, I'm trying to grow, improve, learn more.

Up until the bedbugs, there was not any meaningful improvement despite counseling.

Even putting 50% down could improve my COCR.  

It has lots of potential if we know how to improve, maintain and utilize these properties.

Make sure to install a good vapor barrier, and have proper ventilation and you should be ok.