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

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!

Flipping or BRRRR is possible, but you need to be sure your margins are strong.

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). 

Networking in these groups will help you build connections and possibly uncover off-market deals.

Be prepared to follow up multiple times, using different forms of communication—calls, emails, and if possible, in-person visits to their office.