While looking at properties in the area I suggest you give The Ultimate Guide to Grading Cleveland Neighborhoods. 

These houses don't have garages, and granite countertops...they are all crap in need of rehab...and when I rehab them they will all be getting builders grade material as they will be used for rentals, not flips.

1% deals for MF in decent grade areas still do exist.

You saved on materials, because you did not understand the difference between commercial grade and cheap (plastic shut off valves can cost you $$$!)

No detached bathrooms, showers or tents.I can owner finance a 5 acre property for 50k ($600-700/mo payment; down payment 10k), put in a well for 5-8k along with a septic 5-8k, grading/dirt work for 2k and build 3 small a-frame cabins myself for less than 60k.

I take cash I make from clients buying stabilized investment grade long term tenants and roll that into my own value add investments.I prioritize my IDEAL LIFE over hitting some monetary number at all costs.

There is likely no direct dollar-for-dollar return on rents, save for maybe attracting a slightly higher grade of tenant.  

It's clear that the purpose of The Ultimate Guide to Grading Cleveland Neighborhoods is completely lost on him. 

Worse areas can have lower graded Tenant base, as you mentioned, more crime, more turnover, more repairs.

Also, there are lots of "grade" maps that can be provided.