And a majority of auctions get postponed.

2) You mentioned the property is old ... could it be eligible for historic tax credits?

Do not expect to get bank and credit union favorable rates and terms, it will not happen with Hard Money loans.I wish you the best and if you have any questions or concerns just contact me.  

Prices are more realistic and the major employer is the military base.

We are using a HELOC for the purchase and I am skulking around for decent 0% interest credit cards that still have rewards. 

Properties in the lower cost areas may look better on paper but once you factor in vacancy, true turn over costs, and cap ex, things don't look as good.I have been in a few nice multi-family properties in oildale but most are pretty rough and have major issues with deferred maintenance. 

I have strong personal credit but right now our cash is not adequate to use a large down payment to try and possibly offset lack of credit within an LLC or corporation.

I did a few delivery jobs for major companies, but eventually landed in the company where I am now.

That place is a zoo.Unfortunately, I signed up there a couple of years ago and got blasted with spam from day 1.What I tell people about BP is that it's now over 1M members and the vast majority are genuinely trying to help other each other out.  

Key things to consider/evaluate in any geo area: job growth, population growth, major employers in the area (ensure these are permanent ones, f.e. hospital), town/city population size, supply vs demand for housing and what type of housing.