The fact that we are sooo far away and can't come and see every property for our own eyes, means we have to rely and count on the agents and property management companies to get us good deals.

Oh, and millennials are projected to continue making this move for the next 5 years:http://sacramento.cbslocal.com/2015/10/21/report-bay-area-millennials-eyeing-sacramento-as-future-home/Also, you might have noticed that the San Francisco Bay Area was missing from the Top 10 Hottest Metros list in 2017.

So, is there a set of rules to classify apartments or for the most part the beauty is in the eye of the beholder?

How do you compare it to Utah County area ie Lehi or Eagle Mountain incase you have done something in Utah county. 

Are these neighborhoods black eyes for investors, causing the low list price to entice a sale?  

The problem is not usually one property, the risk usually lies with buying multiple properties via credit, those of who went through the great recession with properties got an eye opening lesson in that risk.  

I just monitor the oil bills and keep an eye out for open windows in the spring and window A/Cs in the fall.

I do agree with you that most beliefs, and especially Christianity, get a pretty raw deal in the public eye.

Avoid the eye candy of D class until you get way more experience.

I like being close to my investment property as well so I can keep an eye on things.