On the other hand you wouldn't want to go to low and start attracting undesirable tenants like @Stephanie Dupuis had mentioned.

Amadeus:Quadraplexes at 25 to 40K per unit will be rare - even here on the East Coast - and you will mostly find them in small communities (whose economic prospects are stagnant or declining), undesirable parts of town, or they will be in a desperate state.  

The rental house they purchased is vacant, the area is undesirable and home needs repairs.

Pros being that I can give the 30 days notice to any undesirable tenant the day of closing.

It can be used, if necessary, to eliminate many more undesirables legally.

I would guess the inside is undesirable and you might be pursuing undesirable tenants to fill the vacancies.

I wanted to know more so what other investors were hearing and mainly if it was time to rev up my marketing to get more buyers in what was once looked at as "undesirable" areas.

How could I be phrasing what I’m looking for in a way that’s so wrong it’s giving me these undesired results?

For example a lot of beginners will see a cap rate that is very high for their market and think thats a good thing while more experienced investors will consider it as a red flag or an indicator that the property is undesirable for some reason: could be it is in a bad location, is in poor condition, will have limited appreciation, etc. which might be counter-intuitive for someone solely focused on getting a certain cap rate.

-Like @Dan Mackin said, VA loans can be undesirable to sellers.