The reason why I ask is with the current low interests you can find  10% cash on cash returns, but the purchase prices on the investment are at or approaching the previous bubble peak price. ( 2005-2008) Is this dangerous? 

What is your favorite Portland area for light cosmetic flips?

You can use your seed money to get into rentals, then cash out while rates are really low (and you have a W2), do it again and again (the BRRRR). 

Georgia has some great low cost properties I've seen.

There are openings in the upper west exterior walls where electrical conduit was removed.10.The stucco in these areas has not been repaired to prevent moisture penetration and deterioration.11.The front unit has issues flushing the toilet, which was confirmed with a tenant, so camera scoping of the drain pipes was performed that revealed damages and blockages in the pipes.12.Deferred maintenance on multiple items: cracks around windows and pipes, gas pipes are not supported, pilot lights in heater units were not lit, a water heater unit has no ventilation.I hired a plumber to scope the pipes (please see his report in the invoice attached and photos); a roofing company was hired to assess the damage to the roof above the middle unit only (please see proposed work sheet); a general contractor has inspected the settlement of the wall in the second unit due to the damaged frame.

Home is located in Frederick County VA and having a hell of a time finding any regulations on rentals in this county and wanted to see if anyone here knows if there will be a problem renting home based on low ceiling height. 

The dumps in those neighborhoods can be bought in the low 5's. ie.

I've heard Memphis has good rental deals at low prices. 

I'm considering pursuing flipping. I have about $50-75k in cash I can dedicate to this, and I'd like to fund the entire operation in cash (purchase and rehab). This is impossible where I live in nyc, so I'm wondering ...

Ideally my first deal would be a flip in the low 100k range.