Would you consider an owner-occ multi?

Consider an FHA 203k loan with downward renovation to 4-unit.

And we're not as bad with old homes as MA, yet I consider an 80s house to be practically new construction, let alone 90s block homes built after Hurricane Andrew codes went into effect. 

I'm going to emphasize that ALL of these criteria must be met simultaneously for me to consider an OOS market a good one to buy rentals in during this phase of the market.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in a an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

Or consider an equity investor rather than hard money lender...there's a million ways to do it and without knowing the specifics of your deal I wouldn't want to provide any definitive advice.

@Marcia Maynard really helpful to consider an EA vs CPA.

Yes, it falls under Residential in financing and such, but the appraisal will still consider an income approach, as well as cost and comparable sales. 

I've skip traced about 60 of them and haven't had much luck getting ahold of the owner Ive had some people say they weren't' really interested in selling but they would consider an offer... but then lowest price they're willing to accept is way too high!!

May consider an upscale townhouse or condo.