I think most investors learn the hard way in that there really isn't more cash flow in C/D-class properties.

We can also see the "concentration" of rental properties per zip code (vs. all residences), which when combined with an "A, B, C, D Neighborhood" classification system (see this blog post for a simple explanation) can paint a pretty specific picture about what micro-markets might work for a given niche & strategy.

My suggestions would be the Fredericksburg area, which is conveniently half way in between both as well as the Greater Richmond area.The Fredericksburg area offers the appeal of being conveniently half way between DC and Richmond and has a thriving business/industrial sector including Geico, DHL, McKesson, idX, greenchip, and First Line Technologies along with being home to the University of Mary Washington and Mary Washington Health Care.The Greater Richmond area offers the appeal of being the State Capital, has a strong business/industrial/financial sector including Altria, GE, Meta, Lego, CapitalOne, Carmax, and Brinks to name just a few of the big players. 

My adding values: -4.5 tennis player, used to teach all level during my university years- play ice hockey, snowboard, ping pong- contaminated soil clean up, hazardous and non-hazardous waste transportation and manifest- I have time Saturday and Sunday - Love having intellectual conversation and don't mind to invite for a drink or a meal Currently : I am a quality manager ( QHSE MANAGER - for the ISO certification) Looking to buy multi family/ duplex, rehab, vacation rental one side, refinance, next.

Big players?

I recommend attending the REIA events in the area and get to know the players.

Savings might not be worth it as by then we'd have these properties 5+ years.Properties C, D, E, F.

Jay Hinrichs hit the major players.

They're the biggest if not biggest player in the area, and once you sign on the dotted line, you'll get treated like a number. 

So maybe an RE agent or title rep can tell you who those people are in your counties that are selling the most properties on those kinds of deeds, bargain and sale deeds or PR deeds.Other way to find out who are the big players, go to court every day and pay attention to who is also there every day representing clients, they be your big players.