There are neighborhoods very close to the Polo Grounds where the festivals are held that are newer and are attractive to investors for short-term.

My entire neighborhood has ADUs in their backyards!

Both still in those areas and in others as well.Comparatively, 19125 & 19123 zips are incredibly cheap compared to other booming neighborhoods in other cities like Chicago's Wicker Park for example.

Although it really depends on the market, 2% is more likely in the worse neighborhoods, and while those properties would seem to cash flow well, they are also higher risk and take a much more hands on approach.  2% in a nice neighborhood would be less common and probably not on the market long unless there were extenuating circumstances.Of course each city is different.

@Damaso Bautista's way is exactly how we do it, here in your neighborhood, as self-managing, DIY landlords.

Fear does not keep me from buying a can of spray paint and running up and down a neighborhood toward the end of a rehab covering up gang graffiti. 

It just depends on which neighborhood your interested in.

Any ideas on other areas we could be looking at that will achieve a price point around $100K - $125K for a SFH in decent/stable neighborhoods with healthy rent rates?

Having visited recently, the neighborhoods south of there seem to have gotten a bit of new construction in recent years.

I always recommend finding something with predictability, not speculative neighborhoods or "pigs" marketed as "cash-cows."