Good taste - It is very inexpensive to paint and we have flippers who'd make world class designers.   

Remember public housing assistance recipients are a protected class in your market.

It can lift some one out of the middle class into the upper class within a few years.  

Shooting for purchasing in August.VALUE-ADD: I am motivated and capable, and have experience property managing in a working class, urban environment.

On a typical leveraged acquisition of a residential multifamily we look for 15% Cash-on-Cash...once you climb over this, you're probably getting into the D-class assets that are too much hassle for the returns.

That being said, you could also pick an underdeveloped area of Southeast or Northeast DC and plant your flag.

I haven't researched Victoria or Chase City at all so I can't speak to those.I am in the MBA at VCU and we just had a class on the economic environment in small towns across Virginia (South Boston and Emporia specifically were mentioned) having a terrible effect on the housing demand in those areas. 

This becomes more difficult to find if you have a lot of money to invest, but if you're starting out, you can pick and choose a little more and get the deal you want.Good Luck,Chris

@Skyler HarrisAnother professional engineer here in the mix, although admittedly I haven't practiced pure structural (picked up a few projects and clients over the last 2 years). 

Being from Atlanta, what made you pick the Dayton area?