Obviously the C and D neighborhoods will offer higher cash flow at a lower price point, but there's also some good opportunities in A- to B neighborhoods depending on what your strategy is.  

We have held it since then and are not planning to sell because our children have asked us not to.Good luck on your search.It was disappointing, BUT, I now had contact, why not make an offer.

My worry is insuring them and also dealing the clientele.  

You might do some value-add type rehab, raise rents, reduce expenses by upgrading systems, appealing assessments, shopping insurances, etc.If you can find a deal now and you work that deal, it should on average get better over time ESPECIALLY when you get that opportunity to refinance at a lower rate.

(ii) The landlord owns no more than two residential rental properties that collectively include no more than four dwelling units offered for rent.

If you buy a turnkey property you have very little chance to force appreciation  so you have to wait and pray for values to increase (not good).When you run your numbers in AC remember to leave wiggle room for flood insurance most of AC needs it and increase your turn over budget for when tenants move out. 

We offered cash to be competitive with the offer, there were 35 offers in 5 days.

I suppose it would depend on the building code if that was offered or not, or had to be hard wired in.

Profit Potential: Fix & flip can offer quick returns if you buy properties below market value, make strategic renovations, and sell at a higher price. 2.

My contactor is licensed bonded and insured and he called the neighbor offering to cover the cost of exterior detailing of his car.