The problem is very low appreciation and valuations on IRR does not favor low appreciation areas.

I will share my data soon,  I hope my numbers are not too low,  and crappy,   I am looking for decent numbers, what is that number, I have no clue.     

My goals are to get more rentals so if it was me I would buy for low down, add value, refinance out my money and go buy more properties.

Most of the time a 5-10 year amortization the property will not cash flow after debt unless the loan to value is sufficiently low, which most borrowers are not looking for.

What specific areas have you seen to have fairly low vacancy rates?

you can hire lawyer or try anything but chances are very very low that you get any $$. 

I know Eagle rock is the place to be, but also the other one also pays for itself.Eagle rock has a long way to cover its own expenses as the other 2 tenants pay so low rents and does not seem like they will be going anywhere any time soon, so I am not sure if I invest in the Eagle Rock property and carry a large negative for at least next 10 years or go with the Bread and Butter property and stay in a not so good neighborhood.What do you guys think, a better neighborhood or an easier investment in a not so good area?

I have seen some turnkey providers deal analysis sheets and noticed that some do have some questionable assumptions built in (very low/non existent vacancy and maintenance assumptions).

I've found that, once a property hits any list, it's already picked over and there's competition because others also have the list.The best wholesale deals are properties you can buy very cheap in order to resell low enough that an investor can buy it from you and still make their own profit.

Then in 3-5 years you move to your "permanent" house you will have two rental units that most likely pay for both your old home and existing.Because your cost to buy is so low < $5000 you can buy the property, shop for renovation money, maintain an apartment (small studio or 1 bedroom) while the place gets livable.If your partner does basic construction he will know people who can do the heavier stuff, he doesn't do personally.