Consider:  cash flow IS NOT directly related to the neighborhood;  it is related to rents in the neighborhood vs the FMV.The "working class" was my target market too so I understand that priority. 

I sink $850 per month in direct mail campaigns.  

I  am in the middle of transferring money to a self directed IRA and can't wait to buy my first.Thanks again and all advice is welcome!!

I recently moved a pension from a previous employer to a traditional self-directed IRA.

Then we pursue them by direct mail and/or door knocking.We offer to either list their property, or give them "cash for keys."  

My objective is to move the building in the other direction with improvements and rent increases to get higher quality tenants.    

I spoke to the tenant directly and rescheduled a different day that was more convenient for them.

My recommendation would be to focus on investing unless the debt is directly hindering you from starting such as credit or debt/income ratios with the lenders that you are dealing with.

I don't understand the flippant hostility directed towards myself and my post.

I really can't point you in a direction as to how you can get some semblance of accuracy.