My job is truly an ok job for my area and for the level of work required but I only make about $40,000 a year.

Every income level deserves decent housing.

Ft. level 2 Reno, and a triplex by UCF.

Of course, this is a high-level note and you need to research more or talk to your advisor.  

As an agent I had researched the comps and the ARV depending on different levels of finish I could do.

On lower valued homes here, I will use Laminate Wood flooring which looks like wood, is softer on the feet and wears well.Checking out what most home sin your area use at your price level should give you the real story.

I went down to look at it and the buildings were not livable, the whole project to be scrapped and leveled down. most of the territory is unlivable and beyond any restoration.

I'm seeing that there is a strong resistance in certain neighborhoods (maybe rightfully so if there have been poorly overseen party houses in the neighborhood). 

The properties I look at are duplex but my next investment may be single family just to keep the cash required for the down payment and the remodel to a more manageable level.

It can be rewarding on so many levels.