In my opinion, the deals are found in the gray areas of the block I just mentioned above.

But I am having to open bigger pockets to access the calculators through safari on my phone.

I do not know the area at all, but just by Zillow and changing the criteria to show sold properties in the last 12 months, it looks like houses in the surrounding blocks are mostly $130-150k ready to go (not fully rehabbed to be top notch).

Sometimes it’s several blocks away.

I also wouldn’t want tenants to have access to these materials so that I’m sure they are available when I need them.

It's difficult to research cost of concrete, earthwork, accessibility and quantities of workforce that are so detrimental to their region.

@James Derrick the lender is unlikely to lend on a four unit when you are purchasing it for the price of a five unit and you still would need to convert it (and have the money to do so), that is probably the largest stumbling block and it has little to do with the actual profitability of the property.

It feels like every residential block I drive down has at least one dumpster on it.

Get a survey if not standard lot and block and definitely get title insurance. 

(I feel like it should be someone in close proximity in case they need to see documentation.)I've got everything pulled together and pretty much entered into the H&R Block software.