I must put 15% down which takes the loan to low to get a 30 year mortgage.

Your criteria "working class, low crime" is what I was thinking as well.  

I'm seeking a little advice, I know how to determine ARV but am a little confused on how to comp out a property that has central AC and heat VS a property with window units.

It took me what seemed like an eternity to find a property in the area with low enough property taxes to make the deal work.

You then are attempt to acquire leads with "direct mail" and "driving for dollars".Direct Mail is a low return marketing channel, and the very best you can expect (even Kohl's, Vons, any local real estate broker) is a 1-3 percent return rate. 

I used Lending Club and Prosper to finance houses that were low cost. 

The other one that fell through had a judgement filed against the homeowner right after we did the quit claim with the mortgagor and were about to close and redeem the property from the person that bought it at the sheriff sale.That judgement terminated the mortgagor's (and therefore our) ability to redeem that property.The response rate on our marketing campaigns has been extremely low; south of 1%, in fact.Our campaigns include door knocking, leaving notes on doors, as well as mailing the property and new addresses of the owners (when applicable).  

He is very low key and has little foot print n the web  what is there looks good but I am concerned at just how little there is.  

Conversely you can get a property at 60% if the price point is too low you wouldn't make enough money to make it even worth your time to do the flip, since the 40% spread represents too small of a dollar figure.

Commingling funds and improper signing are low lying fruit.