Aloha @Kaleb Ahonen - my team and I take an Off Market/Distressed Property approach in the Inland Empire, San Diego, Orange County and LA. 

I am currently a licensed realtor for New Western, a broker that specializes in off-market distressed real estate.

Then I came across your post which tells the Truth, and yes, I CAN handle the truth, concerning the realities of dealing with people in distress and YES , they want to stay in the Home etc and NO they are not really motivated candidates as the gurus say they are.

A distressed owner isn't about to upgrade and repair.

You could rehab a distressed property using a fix-and-flip loan and then refinance the loan into a long-term DSCR once the repairs are finished.

Most people who do BRRRR start with a very distressed often uninhabitable property because there is more upside potential with a rehab.

I’ve found a distressed property while driving & I want to contact the owner but they are not living in the property.

Sell these 4 properties, go buy 2-3 significantly better one's with better reserves and really extract the value from REI by buying distressed & fixing up, and holding.These aren't set it and forget it type investments.

I would consider checking out the tertiary markets outside of Columbus as well which have more distressed properties. 

My house hacking plan is to get a distressed MFH using a FHA 203k loan with about 3.5-5% down, and fix up the property to increase my equity.