It could be possible to still negotiate a purchase depending on the stage of foreclosure it is in. 

Make sure the zoning, local building department/regulations, and neighborhood allow you to put a tiny house on your property and rent it out.If that is not possible, using that money for the next property makes sense.In general, I think increasing housing density will help provide more badly needed housing affordably.To Your Success!

Play dumb, ask questions, and try to gain as much info as possible before choosing a contractor. 

But we also like the idea of having the highest cash flow possible.

Instead of discussing the possibility of owner finance with sellers - what if I offered the opportunity to  JV where they are the equity partner?   

I have never been able to utilize any DPA with any deal as of now, but it is fun to keep it as a possible tool for use in the right situation. 

Its possible in your area that garages and parking are more valuable than units - this is your appreciation. 

Are they doing everything they can to expose properties to the widest possible market?

We are in Mesa Arizona and looking for any advice possible.

I am looking at 1031 possibly or just fixed refi/or use my heloc for the time being on a value add for a building 10-40 units (market dependent on price).