The "not so nice areas" will always bring a higher return, but remember from econ 101: there's no such thing as a free lunch. 

Remember it will cost you at least several thousand $$ to refinance.

Remember this movie "The Never Ending Story"https://youtu.be/IN02NqddSCk LOL!!! 

Remember that finding property is step two.

Remember that if you get the ball rolling for buy and holds, you can eventually buy a house every month or two based on the cash flow from your rentals .

Remember my Motto: SCREW Google.We NEVER care about Google.

Remember when you run as you living there, CapEx and repairs is based on the property being fully rented, even though you'll only have income from 3.Regarding your analysis:How are you buying this with $0 down and no closing costs?

For tax purposes, remember a LLC is a pass-thru entity so when it comes time to file your taxes, you’ll be paying on the profit.

Remember, in your case, you may be going head-to-head with trained professional salespeople. 

Remember, many want you to good but never better then them.