Thats the 100% truth, some of these so called Turnkey providers and/or marketing companies really grossly misrepresented various real estate deals, we still get calls from Australian Real Estate investor that have distressed assets or assets in very undesirable areas that were doomed by by operators.

@Elijah Brown, look at the peripheral communities surrounding Orlando for 1% deals on small multi-family.

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I’d be happy to show you MY PERSONAL portfolio that has plenty of these “undesirable “ properties that have been getting over 2% for a consistent time and yes I do account for ALL EXPENSES including cap x, vacancy, etc.  

I am looking for an agent who has experience with working with investors and who knows the area well (rents, desirable areas vs. undesirable areas, etc).

It isn't that sub-30k properties are undesirable, but looking for them in high crime areas will make your goals very difficult to achieve.Think of it this way: imagine you're a higher quality housing choice voucher holder.

Considering opportunity costs will just make it more undesirable.

Now it's true that politics can make an area "undesirable." 

Peripheral advice does not seem to be helping you.

Aside from over-valued coastal markets, the other lurking specter is the US abundance of undesirable commercial properties in the suburbs and exurbs.