This assumes solid middle-class income and a decent amount of equity in a current primary residence. 

Most newbies that have herd mentality are buying those now.If you are trying to get safer investments you might want to buy brand new builds in a subdivision in a nice area stage 0 to 1 of development.Example you look at 2 options:Option 1 - Buy a house for 75k (Class C) that after mortgage payment is supposed to generate 150 a month income or 1,800 a year.Down payment 15,000    Result: In a few years rent growth in lower income areas is more limited due to income earnings.

I went to class one night a week at a local brokerage close to me and studied the rest online at home with my text books and online practice tests and video classes

I picked up a second job delivering food for postmates and I start soon.

Maybe even have her pick up one of the books!

I was paying my company 10% to manage the property I was making $750 a month for a years and i half I will be able to make up to $850 a month to rent the property again as the tenant is gone.I am merely a few months behind on my mortgage and will only have to pay $405 a month to my bank should I keep the current loan I have in place leaving $300 plus in income to pay back any lien I pick up to compensate the lenders to the tune of $2-3k I will neec to keep the rental a float.If I get some time to collect rent again I will be able to start paying once more..

The cap rate is dependent upon what other cap rates are going in the area along with class of the building.

Oil is picking up in the area again.

I'm curious to know what sort of class (A, B, or C) do real estate investors are investing in?

Seattle currently includes 'source of income' as a protected class when considering tenant applicants.