In a lot of ways, C, C+, B, etc are in the eye of the beholder, so look for a place you (and potential compatible tenants/roommates) will be comfortable moving around in every day and forget what grade someone else might give it.Once you have the basic requirements decided, I'd go on a real estate sales site (Zillow is my personal favorite, but also Redfin, Realtor.com etc) and just start looking around at listings in your price range to find affordable neighborhoods to target and start driving around, then drive drive drive.

There are not too many happy faces driving from Plano to Dallas during rush hour on Central Expressway !

I would concentrate my efforts on driving out the crack house.

 - The only factors that would really make a difference in both scenarios are: what is your rent?

If not, you'll need to factor in your PM costsHope this helps!

And you'll have to factor in costs to sell (like realtor fees) when you do go to sell. 

The majority of 25-40 year olds who live downtown drive north for work (myself included).

In my area it almost always requires including all of the utilities so if that's the case for you don't forget to factor in those add'l expenses. 

I drive up to Valley Springs weekly, PM me if you want.   

Top dollar is not their motivating factor but they do know the lot is worth substantially more if it's zoned commercial and I'm hoping they will work with me on the contract.