It's a PITA to drive to Merced, but doable, and I shouldn't need to do it much b/c it's a class A- home built in 2007.You mentioned Vallejo which is one of my favorite spots right now.

Spot on.

If I did, that would be sweet!

Spots can range anywhere from $50-200+. 

At least as it relates to investors from high priced markets looking out in the mid west rust belt ETC. the number these days for sustainable rental homes in my mind is 0.07  to 1.25  that gets you in the sweet spot of a tenant class that you can be successful with.Caveat  there are always little mid western or mountain towns or coal towns in Pa and other areas were there is 2% that are not quite as dangerous but those are the provenance of locals not something most out of state investors could find and or own or manage..

These parameters leaves you in a bad negotiating spot. 

If you go in unrepresented, have him show you the property, tell him about your situation, etc. you are putting yourself in a bad spot.

Yes Chris, that's what I'm saying and not so gleefully about it, the real trick is cover the big stuff and when you have a small infraction do an on the spot correction or take immediate action to cure the issue, then they may not write you up as badly as they might have. :)

Obviously the hot spots such as Burleson and Mansfield are a little higher but I wanted to get a feel for what you guys think is a deal. 

So I haven't been investing long, but one thing I've discovered from my experience so far and meeting with other investors, is that as far as the Canton market is concerned, every investor has their "hot spot."