I have had more appreciation then I would have expected which has skewed the ROE in a good way but assuming it levels off to 3% I would be around 15% ROE.  

If finding and keeping on top of contractors is one of those pain points, we'd definitely take a deeper look at that issue.

A deeper market for the ownership interests and the increase in investor liquidity is expected to be accompanied by an increase in value. 

In the meantime check out my BP blog articles on my experiences here for some high level info:   https://www.biggerpockets.com/blogs/10042/Here are my quick answers to your questions: 1.

My skill level is limited to upgrading an existing space with new paint, fixtures, flooring, and lighting; this includes exterior painting, roof shingle upgrades, and deck building. 

Fresno could be  good option for a bit higher cap rates, possibly some of the areas deeper in San Bernardino County (Victorville, Hesperia etc), or the Riverside area (one you get an hour or so out of LA county, going towards Coachella area.However, if what you want is cash flow, as opposed to appreciation, CA is not the place to look, as compared to out of state.

One of my laundries I just installed is on ground level, it was ridiculously easy to pick up a washer & dryer for <$150 and throw it in there.The fridge problem is definitely not dirty condenser coils.

I'm looking at different properties in the St Louis area I keep finding deals in areas that on the trulia crime map is in the level 2/3 of the shading. 

https://www.har.com/content/newsroom/Houston Real Estate Highlights in July: Single-family home sales rose 9.1 percent year-over-year, with 8,108 units sold;Days on Market (DOM) for single-family homes remained unchanged at 48 days;Total property sales increased 8.5 percent, with 9,559 units sold;Total dollar volume jumped 11.4 percent to nearly $2.8 billion;The single-family home median price rose 5.9 percent to $243,500, reaching a July high;The single-family home average price also achieved a July record, rising 2.4 percent to $305,910;Single-family homes months of inventory was at a 4.2-months supply, down fractionally from 4.3 months last July, but nonetheless at the highest level since August 2017;Townhome/condominium sales rose 6.1 percent, with the average price up 6.9 percent to $215,110 and the median price up 9.3 percent to $165,000;Leases of single-family homes fell 1.9 percent with the average rent up 5.6 percent to $1,916;Volume of townhome/condominium leases dropped 6.6 percent with the average rent up 7.7 percent to $1,666.

Nice investors of all levels that don’t pitch you anything.