@Josh Shaw if you need to  conventionally finance, you are stuck with running on market deals primarily, there are deal out there if you can take on projects that most cant or wont, I have seen a few 100% vacant properties in other states going cheap.  

Seller was of the mindset that most who contacted him were looking to get the property from him cheap, dirty, and quick as possible.

I'm not that cheap to where I'd rather save a few bucks today vs. having a roof I won't have to fix for 25+ years.

Ok, painting is fairly cheap and easy, but what about more expensive items like carpeting, refinishing hardwood floors, maybe new kitchen countertops, etc?  

Loans are pretty easy to get and the rates are good so if you can leverage I would try to do as many as you can (smartly).Rates are from 6-12% typically 10% on the lower end ones or a $50 for the really cheap ones.

Under 100,000 but as cheap as I can find them while staying out of the war zones.

I've had the best luck adding bedrooms and baths if possible, and doing kitchens more trendy and cheap.

So if you build yours with a cheap exterior you'd make your unit less desirable.

It's actually easier than it is to buy a home as an investor and rent it out.Over the past 8-10 years, we've had a fabulous market where people have been able to catch up due to cheap cash and low interest rates.  

We also ended up replacing all 475 ft of pipe put in 2 check valves that should have been there already but wasn't along with a torque arrester and a new safety line of 475 ft along with new points and dedicated breaker switch all which should have already been there but wasn't the previous owner either got ripped off or cheaped out when it came to putting the well in.