That is not true and there is upside to your build or conversion, just needs to be well planned and good execution by the investor. 

True foreclosures are all cash purchases so if you don't even want to pay $25 for a list or for access to a good site, you are probably starting a long climb up the wrong tree.

There are few markets that had higher appreciation but one year is too short for a true indicator.  

And that is true, they have someone drive by and take a few photos.

Temporary buydowns are a better option than a permanent one with today's market, but you are better of using those funds to cover as much of your true costs as possible.

How true are public adjusters since they say or advertise they will inflate it to 80k but once you hire them ends up at not much money but their fees and associated business fees?

True wealth is built over time.

The hard part is figuring out what you can easily delegate but that is true of most businesses (I was good at it when I worked for someone else, but not good at it for my own items but want to improve).  

In that case, and you are willing to provide the required income info, when you look at the TRUE cost of a loan (rate, up front costs and pre-payment penalty, not just rate) conventional will be the best option every time. 

True gold.