The problem that I am running into is that with $20k down in my market (SLC, Utah) my available properties are slim and I often find that after analyzing properties that I will not be in positive cash flow as owner occupied or even with the anticipated cash flow after moving out with each unit fully rented with anticipated rent raises.

I wrote a BiggerPockets blog post on how to find comps and calculate the ARV of a potential deal: https://www.biggerpockets.com/blogs/8814/68395-how-to-find-real-estate-comps-and-calculate-after-repair-valueHappy to answer any questions about that blog post or the process in general.As far as finding potential deals, those are slim on the MLS and you'll get the largest spread for your buyers by looking off-market. 

Slim pickings!!

I can beat that in many other areas with less hassles.Some triple net commercial may be worth analyzing at closer to 5 but the hunting is difficult and probability of success slim in my market.

I can barely get paint and carpet and cleaning done for these amounts.But I would think that even a pretty minimal rehab would be higher than what both estimated...and with the slim margins, I dont see a property worth buying here.

Im not going to tell you not to buy any courses but I would agree with what Slim says.

Slim to none.

They may 'approve' a short sale that has too slim a margin to be profitable.

In the past I assumed that it wasn't worth it to go after a debt after eviction because of the very slim chance I actually collect anything.I had not considered that there would be services that would only charge a % of the recovered amount.

If that is the case my honest answer to you is going to be keep trying but the chances are slim.