Fortunately, all three inspectors (from different departments) were very supportive and one inspector even stated they will not return, even if another complaint is filed.I want to offer a cash-for-keys option, but since the tenant's attorney is from a nonprofit, I feel she will fight for her tenant to stay.

or specifically places to avoid when looking at those areas ?

Go to Facebook and find pace morby subto community, you may even find one for you specific city. 

Or any other tips for a first time fundraiser looking to meet equity investors with this specific criteria?

For example, $400,000 ARV on a home x .75 -$50,000 (remodel) -$20,000 (assignment fee) =$230,000 offer priceHopefully this helps!

A Cash out refinance offers a 30 year versus a Heloc which is usually 10 to 15 years making the Heloc payment higher.

Moreover, given current market conditions and rates, understand that most markets only offer cash flow if you implement a creative strategy.

I usually make several offers when talking with a seller.

Bank is offering me a 4.7 APY 7-month CD which is not a lucrative offer but that would be an option.

And finally (I personally despise this option) you offer cash for keys.