Let us know how this plays out!

For example- pull up Zillow - enter Fresno in the search field, and play with it.

I never really trust anything on Zillow since it's a pay to play service, but let me know if you differ. 

Taking that high(er) income and playing "arbitrage" into some other areas is a great bet.  

.- Bonus tip, it helps if you can tell them "your story" of why you want to invest.Best of luck to you!

Interestingly enough though it doesn't always play out that way in the market place.   

If they purchase the house and you renovate it, you're essentially playing the role of GC -- this reduces your risk and your payday. 

If that $6.5K makes the deal a loser then you have to talk with the seller and point out that isn't a closing cost like a tax stamp or recording costs or anything along those lines and see if they will still play ball. 

Unless you're playing the "sometimes it's better to ask for forgiveness later than for permission first" card.  

There may be a "path of progress" play up there near downtown Lancaster.