Keep in mind for non-owner occupied you will have to put at least 20-25% down on a conventional loan.

Owner financing, same thing.  

Most community owners know better than to actually own and rent the homes in their community. 

I just bought my first SFH as owner occupied and moved in a week ago.

Then send out a letter to the owners to buy.

Non-owner occupied loans aren't possible on most of these homes due to the poor shape and condition.4.  

Zillow and other sites will have some too of varying quality.Municipal governments may have properties tagged as rentals or owner-occupied if they conduct regular inspections, but that is inconsistent in Pennsylvania.  

They might not have interest in selling but they may know other property owners willing to sell.  

@Grant Francke - I used that strategy to find my last multi family purchase. 94% owner financed with 6% 15 year balloon and 30year am.

I'm taking a much more "business owner" type approach to investing now than I did before.I am about 90% finished writing my business plan, using The Ultimate Beginner's Guide as a tool to help me get the plan in order.