Going to be very hard, potential solution would be to bundle up at least 5 of these low value properties into one portfolio "blanket" loan 

If you're really just getting started and you are trying to narrow down a list of potential markets, there are numerous publications that provide reports on everything from employment to housing to trends to major changes within cities, etc.

Real estate investment holds great potential for growth and you've found a valuable resource to learn from seasoned professionals.

Maybe steady cash flow is less important to you than the potential for appreciation.

Regarding inspections, some PMCs will be at all, some will only be at the ones that have a high risk of failure or a problem tenant (renewal inspections).These are all questions you should ask when interviewing PMCs.Encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

It might be more of a headache than potential. 

If they can JV with a land owner who is not crazy and potentially litigious then that can be ideal, especially if they will be the ones to be the guarantor on the construction loan.

Learning how to analyze potential returns, cash flow, and profitability is essential to reaching for your goals.

In a way, this would limit the competition for anyone who was in prior to any potential changes.  

I have a potential tenant for a residential home in Mesa AZ who wants to use the rental property as a group home.