Appliances included in the rental of the premises, as notedin the rental agreement, such as a refrigerator, range, dishwasher, clothes washeror clothes dryer, belong to Landlord. 

There are plenty of B and C areas in the KC metro outside of the northland. https://www.biggerpockets.com/...Feel free to reach out if you want a few ideas on deals that are available now that may fit your criteria. 

The relationship, the probing for info, and determining fit is a huge deal, but it means you have to be "ON" all the time...and unless you're doing it all the time I think some people grow complacent and forget that answering the phone is the only way to generate that big ROI we're all looking for!

And you go to other neighborhoods with 5 year old brick ranches and the one frame house doesn't fit and is worth less than the rest. 

I analyse 10-15 properties everyday for investors and myself and find 3-5 per month that fit my criteria for investment.  

-How to analyze neighborhoods, markets, and the competition to see where your apartment fits in terms of price, value, etc.  

I put insulation inside, then cut a piece of plywood for make a perfect fit at the front, paint it black, screw it at the front, caulk around it.

You are not likely to find many or even any deals that fit this formula (though I sometimes still do).

They meet the prospective resident(s) at the property, run their checks on the first or what they feel is the best fit, collect a deposit, and sign the lease. 

Also, this lease will have been added to time and time again over the years and massaged to best fit the local courts and rulings.Don't risk issues with your several hundred thousand dollar asset with a .02 cent lease.