You are correct on share redemption. 

Small correction.. by small apartments we would be looking at 20-30 doors.

Ours are more like soft corrections. 

My method has always been to call every listing that hit 90 days on market in areas that I want to buy.

My recollection is (and insurance experts on BP can correct me if my memory is wrong), but most insurers will only pay "replacement cost"  policy limits, if you actually replace the damaged property.

It might be overpriced or might be correctly priced but is not generally desirable because of the work involved. 

Quote from @Chris Pontello: Hi Chris,Correct me if I'm wrong as I'm still learning creative financing solutions, but paying them some money would be if I could take over the loan.

This is a very valuable skillset to have in your arsenal as an investor that can dramatically increase your net worth in a short period of time if the strategy is applied correctly.  

Small is easy to maintain as long as renovations were done correctly.

Remember, most county assessors either have the info somewhat incorrect or their websites will be nearly impossible to figure out correct sq footage, especially for unfinished areas.