I also have a world class designer on my team that helps get these kind of properties from the average $60-$75k/yr range to over $100k/yr range (for 3bd homes; more the bigger you go).  

- What are the best neighborhoods for buy & hold in this price range?

From cozy cabins to expansive luxury estates, there's a wide range of opportunities for investors here. 

Start visiting building sites so you can meet the trades and see finishouts in different price ranges. 

Certain areas in Hayward and San Leandro could meet most of your criteria but they are in the $1M+ range.

Of the 3 cities, I am leaning towards Charleston since it is bounded at least partially by water and wetlands which would prevent large-scale urban sprawl and increased supply of housing.

There are still plenty of neighborhoods where you buy small multi-family in that price range.

In Kansas City you can find properties with cap rates ranging from 5 - 7+Big difference in projected cash flows, and the most desirable neighborhoods are trading closer to that 5 cap rate. 

Once you know your price range and what you want to put down if using financing you can typically have a bank approval same day.Once approved if not paying all cash you talk with your agent or even self-explore and use the listing agent in most cases.

Rental rates are pretty flat in the Orlando area, and vacancy has expanded and you'll see rates in the 7-10% range, but it just depends on what source you get it from.