My biggest tip would be to attend in-person meetups; we actually have one coming up this Saturday if you are free: https://www.biggerpockets.com/forums/521/topics/1209859-lear...There is something about meeting like-minded people in person that really seems to create a positive energy. 

Single Fam offers more purchase options and easier to exit with a larger buyer pool.

I had read 50% is a fair number to use for calculations which would raise the NOI by, drumroll...15%, but this is purely speculative) and perhaps the funds or energy to go through an upgrade if they're looking to get out of it anyway.

Feel free to inquire about their staff qualifications if it's a larger organization.2.

I understand at this point there will be a loss I will have to incur, but I am looking for thoughts on if I should rent (knowing I’ll have around $5k a year to loose with renting and property taxes , but giving myself time/ hope of appreciation) or if I should just sell (locking in a larger loss on the property now).

Higher prices leads to larger spreads.

While you may have a 2Br that is not for the "typical" sized family, you will have many people also looking to downsize from their larger homes that they are holding on until the summer to list. 

This can be hard to manage if you have a larger property with a regular size washer.

You CAN NOT target motivated sellers.The only way to get in touch with motivated sellers is for you to make it extremely easy for them to find you.Going after lists will be your doom.If you have $30K to spend on lists, sure, due to sheer volume you are bound to get a deal with some luck, sure.But if you come along with a humble budget, forget it.The reason larger budgets work better is because you can send a huge volumes.

Or maybe there's less competition with larger cabins?