I agree, they pop up occasionally.

In a city like JC, I tend to like areas near schools and hospitals where I can rent to teachers, the occasional grad student or medical professionals. 

I dab occasionally into single family homes as well as mobile home investing.

I'll do it occasionally for some clients that I know are low-balling (not 30 cents on the dollar, but maybe 50-60) and can justify and can close 100% if accepted, but it does take time to write up 30 -50 offers, even with the proper, scalable systems in place to ease that pain. 

I look very closely at any HML letters and we follow up on those as so many are fake lenders.. then this one lender in Texas  who I see them on this site occasionally..

I previously owned in Southern Troy, so am speaking very much as an outsider who occasionally spends time in the area.

Some locations may be sub-5, occasionally 7 but that usually indicates distress, I think.

I still use Trulia, Realtor.com and occasionally Zillow esp for their new rental trends.

Most of the lots out there are zoned agricultural/residential with a maximum density of one family unit per 5 acres (or occasionally per 1 acre). 

But, occasionally, it does not work and the lender is not willing to lend based on the group policy dynamic.