I have some properties on low rates 2-3% range which I'm in no rush to pay off.

This means the value will be at the low end of the comp range

Once you've pinpointed your objectives, it's important to assess your financial situation.

The discrepancy so far (5 addresses) has ranged from very little (under $10k) to as far as $100k in difference.

The mid range is around $1950.

Timeline ranges from 22 days in Texas to almost 12 months in some other states. ” The borrower could file bankruptcy (can someone confirm that this will only cause delay, but not jeopardize ultimately collecting the legal balance of the note)”I wish I can confirm that, but it isn’t true.  

With that price range you are looking in I'd explore doing just 5% down conventional for a mutlifamily rather than 20% if you want to be able to save your funds to be able to purchase again sooner.

Local meetups. https://www.biggerpockets.com/forums/521Explore Auctions and Foreclosures: Properties in your price range may be available through local auctions or bank foreclosures.Partner with an Investor-Friendly Agent: An agent familiar with BRRRR deals can help you find off-market listings or properties about to hit the MLS.

While it certainly would be better to also cash flow, the objectives of many new builds are to create instant equity upon completion. 

This mindset limits the size of investments I can pursue more than if I did not have this objective.