Think about how you use leverage to make yourself less of an "equity target"These are just a few ideas...

If you feel like you are giving too much away, the deal may be too thin.  25+% total deal IRR is a target hurdle that some sponsors use.

Also, should I be targeting any specific neighborhoods that are on the rise? 

This is a great place to connect with people in and around your target market.To find what and who you're looking for, I recommend 4 things:1. complete your BP profile - be as detailed and specific as possible when mentioning your goals.

Two years since my last post and I’m nearing my target goal of 2 dozen.

I usually target properties that have an owner address that's different from the physical address.

Dillard- i am exploring fresno and merced (been couple of times there). between fresno vs merced, which one would you suggest. also, could you please provdie what areas should i target in fresno.

@Handel CarterA few possibilities come to mind, none of them great for you:1) complex owner wants to expand and having that piece of property will keep them within some sort of zoning rule2) complex owner wants to buy your properties and cheaply, and will begin a campaign of targeted actions to wear you down.3) slightly better: their survey (which u have every right to demand) revealed this issue and they are documenting it for any future contingencies.

I use to work on bacteriophage (virus targeting on bacteria, benign to human) and have some knowledge on virus.

Just to be completely honest, 35816 is indeed a rough zip here;  but just like 35805, there are always going to be pockets of it that are better than expected;  however, I hope your realtor provided you a good target range on the rent, because even if the house is located in a good spot, a lot of potential tenants won't search 35816 for nicer rentals;  what target rent range did your realtor quote you?