Luckily the property hasn’t gone down in value so the lender lists it for $400k and gets it.

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

We set up our CPA, LLC, website, marketing plat forms (social media), investor (sponsors) list, I have an operation manager, acquisition manager, and myself leading the charge.

The same organization has a facebook page and there you find re listings, recommended tradesmen and all sorts of posts.

The homes don't have MLS sale history until they are listed after the rehab has been completed.If you don’t mind shaing, how are you financing your deals and do you do the work yourself?

MLS-listed deals are a bit harder to find, so investors here have had to get more creative in sourcing deals either through their own hustle (door-knocking, website, direct mail, driving for dollars) or finding good wholesalers to feed them deals. 

can I find absentee owners and water cut off lists etc.. on PropStream?

We spend far too little time looking for small multi-family deals in this area for the reasons you listed although we would look closely at an off-market (perhaps owner financed deal).

Just clearly state that you supply a starter supply of listed items and you should be fine.

Follow new listings closely and be definitive in scheduling tours and making offers.