but the ones in OK neighborhoods need MAJOR, major rehabs to be safe and high quality - think another 50-100K on top of the purchase. 

I just had her sign a new lease adding her boyfriend who she is alleged fighting with that starts 1/1/25 so If there is going to be a major issue id like to handle it ASAP before that lease would start. i received the messages at 2am and have not responded to him. 1.

Most often it's in free & clear properties but, in a high enough desire area like these, and with low enough mortgage balance, yup, some can 100% get enough on the sale to have it all make sense because as @Jay Hinrichs has pointed out that in these areas the majority value is in the land not the structures on the land. 

I'm an investor here in Columbus OH myself and have seen the city's solid and steady growth with strong economic fundamentals driving the market like major companies moving here (Meta, Intel, Google, Amazon, etc), job growth, and population growth.

When investing OOS, consider targeting markets with major corporate relocations and expansions.

Has some major flaws.

You guys could also use the media to let tenants know California landlords are organizing a database of non-payers with no landlord provided written evidence of hardship to help everyone screen future tenants...and do it.

Our market is stable with strong job growth from major employers moving and developing here like Meta, Intel, Amazon, etc.

Meaning, a Class C Neighborhood will have majority of Class C properties, but there will still be some Class B and some Class D.

When you look at a property make a list of all major capital expenditures roof hvac etc.