@Brian Burke and @Chris Seveney are studs in the space, and their advice is spot on.  

Just make them nice and median-priced to find the sweet spot in the current market.

Victor’s point on inventory is spot on.  

To be honest we have fixed some things on the spot without a written request when we had time but other times just said, send a request.   

Most areas we have found that are hot spots have some sort of quasi "local" booking entity, we try to belong to them as well if they are credible.As in anything with being in business almost 25 years, the better your relationships the better the response, this is no different.

You've found the perfect spot to dive into real estate investing.

Your program sounds spot on, I like the "graduating" to less restrictive properties, but initial intake into the most tightly controlled home.The NIMBY factor is certainly an obstacle, but can be overcome with persistence (of legal action to enforce one's property rights, assuming one is in a correctly zoned area).something that could be added is work outreach program, as the ability to find work after recovery is obviously critical.

These neighborhoods exist and aren't difficult to spot but most ignore the characteristics because they are hyper focused on whether they can achieve their BRRRR refinance and ignore everything else. 

Scranton PA is a great spot to invest.Pros:- Low cost of buy-in / not much needed in comparison to other areas due to affordability in purchase price- High-Cap Rates- High Cash Flows- Stable market / continuing to appreciate- Beautiful revitalization of the downtown- Influx of jobs, employment opportunities - Plenty of renters- New Amtrak service coming- Surrounding neighborhoods are sought after, solid schools, "home team" mentality in most of the towns where people want to stayFor the Cons:- I can't think of any OVERALL cons that couldn't be avoided in working with the right team.

If convenient, I'd be happy to check out spots and offer thoughts on ARVs and rehab costs