A rehab is easier to manage since you don't disturb hazardous materials as much.

Maybe see if they have a criminal record of fraud or public disturbance or anything. 

Here you examine the the asset(s) (the building(s)) and the clientele to determine the quality of cash flow: is there significant deferred maintenance; has the building reached, or is it nearing functional obsolescence; is there room for improved performance; is the location good/bad/meh; who are the clientele (what are the turnover, bad debt, & eviction rates)Stick to the numbers, and choose the best quality cash-flow you can get at cost which provide you the return you require and a level of risk which allows you to sleep at night.

With being able to make this home a 4 bed with study/ pull out (5th sleeping space) we hoped to fill a niche in the town of less rentals. 

My definition to class C area is ,is area that can be old but still safe ,I mean can you sleep overnight there and walk and park your car without any trouble then it is C area, This return in C area is amazing

Just capture the big things, a little extra so you can sleep well at night, and "harden" and grow/diversify your credit sources to the extent you can.  

Try going to your local auctions and observe the buyers and position yourself to talk to them after/before the auctions, do not disturb them during. 

However many of them are a bit sketchy… I like to do things correctly… I like to sleep at night!

That is more than enough time to work two full time jobs and still have over half the week left for real estate and sleeping.

If your stream free, you SHOULD be able to sleep at night ;)Ok thats very basics, off the top of my head.