The rest are inner city working poor neighborhoods.I think You’re 5-10 years too late for “hidden value” especially from oos.  

For example, if you provide free laundry, prepare for your tenant to do some laundry parties or start a laundry business out of the house.Property managers may also not have the best treatment of the property since they understand the property would be in a lower value area, so I'd prepare for some excuses such as damage/poor screening not being their fault because the tenant pool is not good enough.That being said, you can still make a lot of money in lower value areas.

@Miles StanleyIf the wiring is in poor condition or dangerous I would change it.  

If you have a quality product that is marketed well, prospective tenants will come to you including Section 8 tenants and you can pick the one that will meet your criteria.

I've never heard of a long term lender offering a 90% LTV loan product. 

@Anthony VargasFor vacant insuranceI currently use Arcana and if you connect with a REIA group that is a part of National REIA they have some of the best prices ever.I have also used APIA and found them to be the easiest to work with, despite arcana being 100 percent auto,ate and instant access once set up.Also in the game is NREIGAll insure nationally.Your local REIA group might have standard national insurance companies that broker a few other products for your vacant houses.

I work in Sports Television Production and have a strong background in Dance.  

Have your properties segmented off into LLC's can help you be poor on paper and potentially help you keep more of your assets if you get sued and lose.It's a complicated and deep topic.

However, what I found was that the contractors that the home warranty company sends out seem to be low-tier and do poor work.

I’ve also already read Brandon Turners book on real estate investing, Rich Dad - Poor Dad, etc.