You should be following listings and sales in your target market so you know what the market is for similar properties.  

Like, can they hold up a 300-pound person, just in case?

Even if it's the seller's idea to refuse an offer based upon these things, the agent—by law—cannot.Does the area have something (neighborhood improvement, etc.) going on that is targeting owner occupants?

All seem sketchy and not sure I could get a good PM for them.Wondering what areas you target and which you avoid?

Each investor has their own specific target area.  

@Eric Magray I love people who out action first before words, since you have your financial network already, and i have my construction background and license, then @Justin Wragg has his own wholesale system, maybe the three of us could do coffee. ive been waiting to get somebody to be those two. im in sfv also, so its easy for me to go to those areas you mentioned as target areas.What do you guys think?

It looks like I would be targeting both with direct mailers at the same time and a waste of capital. 

Target big corporations who need the space for remote clients or consultants, investors (foreign), etc.  

Rents of $1800 would put my target purchase price closer to $180k.  

You will probably run into a few disgruntled people if they are targeted as heavily as you say that they are, but remember you're only looking for that 1 deal.