In Wilmington, the typical property in a blue collar neighborhood will get around an %6-7 cap-rate with an average price around $90-120K.The only city I've heard terrible things about is Winston-Salem.

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Here are a few pictures of one we just finished up.This house is only 4 blocks from the ocean with ocean, North Bay and Mt Olympus views. 

@Carl SandquistI work for Dave Lindahl send me an EMAIL I can send you the Blue Sky case study to help you evaluate deals.Paul

Unfortunately, they're giving me the San Francisco landlord-tenant blues. 

Zana Blue they were inherited tenants.Trent Currie what is RUBS?

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Find an area that has a good job base for blue collar workers.

Listen to BP Podcast or CPA lecture during shower/while getting ready (seriously a waterproof blue tooth speaker is the best $20 I've spent on amazon)5.

That time, we called them to do a 60 foot section, but when blue stakes went out it turned out the entire section was installed directly under the gas line and it had to be hand dug.