I also cannot imagine companies with hundreds of units getting better than 4.9 out of a 5 star rating. 

And take the time to read the hundreds of threads on other people's experiences trying to do what you want to do. 

A title search costs a few hundred dollars and supplies the bulk of the risk protection.

Does a few hundred a month cash flow on a duplex really offset repair or replacement of appliances/HVAC/roof/eviction etc? 

Yes, I have looked at hundreds of appraisals of 2-4 units.

There are hundreds of others nationally, Internationally and locally that are all fighting over a few deals and thats driving prices up and margins down.

There are hundreds of hotels and resorts, with better location due to city regulation. 

maybe you're losing a few hundred in cash every month, but i'd be willing to bet the appreciation, debt paydown, and tax benefits combined are seriously outweighing that. you could look at this like putting the negative cashflow every month into an invisible savings account for the future, like a retirement account. this obviously only works if you can comfortably lose that cash every month. you could also consider not renewing the lease and doing STR or MTR in that property?

It's out there, you just have to be willing to make the calls to dozens or hundreds of banks or go on local facebook investor groups and see if anyone has any recommendations.

It will probably cost you a few hundred dollars, but a free lease from google will very likely cost you much, much more.