If you're looking at OOS investing, a $50K downpayment can get you a loan in the $170K-$180K range (putting 25% down and accounting for closing cost).

The city I'd like to live in is way outside the price range, at this point it's how much of a sacrifice one would have to make to achieve his financial freedom goal.

@Adriel Hsu IMO 10% cash for class C is way too low... my rentals are in a strong C area with average rents for 3 beds in the $1,500-1,600 range and I look for 8%+ cap, 15%+ cash on cash.

I am looking for the best tools/reports to identify a target market in my price range (up to 150K all in for a SFR).

My question is what price range should i be looking for?

When the contractor went to make his final inspection of the turnover repairs (nothing major ~$200) he found the property had been broken into and the furnace, A/C, water heater and kitchen range stolen: about $6.5 K loss. 

That is an extremely low value, and it was consistent across all 3 comps (the range was $38 - $41). 

Normally, the whole point of the refi is to reduce your payments it should your dti get within range. 

What price range, reno budget, expected rent, and ARV?

If you want a three or four unit you probably will want to look in the city or suburbs that were built in the 1900-1960 range.