I was searching for foreclosures/preforeclosures and I found a relatively cheap/"the numbers worked"I do not have a credit or capital currently and FRANKLY, I DON"T WANT TO START OFF IN A "F-" NEIGHBORHOOD SINCE I DON"T WANT TO DIE OR ALMOST DIE every time I COLLECT RENT!!!!!!

Any realtors available for a quick neighborhood tour Tuesday afternoon ?

I have a similar voice message on the phone number, and text back the drive-by request if someone leaves a message w/o having seen the property and neighborhood. 

Thanks for the advice @Samuel Fowler, I plan to start shopping rates here in a month or two, but yeah I've been watching those properties that have come up for sale and they move FAST so I want to have all my ducks in a row before I start.

Yes definitely will be able to get better terms... subsequent deal I've shopped around more for and had the time to apply to all of the local credit unioins etc.. so think I found someone now that will do 80% ltv on a 25 year am which is about as good as it's going to get. 

I have a duplex in a C neighborhood.

There are macro-market-specific variables such as median house price, population growth,  etc and micro specific variables such as which neighborhoods to target etc. 

Another advantage to investing in Louisville is that I know the neighborhoods.

Study the following: price of homes with 2/3/4+ bedrooms, RENT for homes with 2/3/4+ bedrooms, days properties are on the market, difference in sales prices for MF & SF homes then start looking at the actual neighborhoods: crime rate, unemployment rate, wages, any growth aspects.

Mainly MLS (REO, Short Sale, Keywords) and driving for dollars attempting to put together my own absentee owner list (takes forever driving for dollars, but good to learn neighborhoods).