I've invested in many parts of IL for about a decade & agree with your assessment. 

Not sure I'd trust Zillow on that.That being said, when you do approach a foreclosure there's a few things to assess.  

I manage dozens of doors in EC.

To do this, you will need to conduct a thorough analysis of the property's value, including an assessment of the property's condition and its potential for renovation.

@Dale K Poyser Moreno Valley tax rate is usually 1.25% unless you hit the special assessment areas Riverside 1.10% usually not too bad all things considered. 

I have said dozens of times that you can take nothing on faith.  

Risk MitigationBefore signing on the dotted line, it’s important to assess the risks involved.

For you, maybe there’s an area near a forest full of termites… I’m making that up of course but I’m saying become an expert not just on the good, because that’s the salesy stuff that comes a dime a dozen.

SF all in pricing is 60k, Rent will be 1350 (maybe a little more ) so Rent 16ktaxes 2100Ins 1kMisl 1k ( may not use it but I always put in ) Net 12k, so thats 20% Now I get free PM so even if you add the 1200still net of 11k still 18% 10 UNIT, all in about 350k, Rent 90kishNET about 60k, 17% net I can provide dozens and dozens of examples with much higher net caps. 

Very difficult to assess via 6x pics.