As mentioned above, that doesn't leave you with much room for error in case any significant capital improvements are necessary. 

@Hen Ley Hello.There are many portfolio/commercial lenders out there that will provide loans based on the performance of the property.

A good contract will impose performance standards that will protect you in that regard.

My question is if I sell a current investment say for $200k that I purchased for $100k and made $50k in improvements (so $50k gain). 

Otherwise you'll be in the same situation that the people you are buying from are in.It takes a special skillset to take a non performing rental and make it profitable.

It's in a c class neighborhood thats improving with rents in th 700 for a bd, and 800 for a 3 bd.

You also will need to use capital to significantly improve the properties. 

@Keesha DuminieI would target something where by benefit of skills, relationships, or location, you are likely to out-perform the average expectation.For instance, someone that lives in a small university town is much more likely to out-perform and fix and flips there when compared to an out-of-state flipper.

On top of that, the ROI for improving a property seems to give better returns in that area, especially in that price range.  

They get paid that percent regardless of how your portfolio performs. 2.