Prices aren't just determined by list price. 

The courts do nothing to make sure you get paid, only determine who owes who. 

I have purchased with good timing and poor timing.  

Petersburg area in FL (also looking a bit in Sarasota), and upon some initial digging, we've determined that these could be potentially solid areas to start our real estate portfolio.

While I am surprised at that, I also think it is the proper way to view real estate.I always go back to my first vacation rental purchase as an example:  In 2005, I bought a beautiful, 2-acre creek-side cabin in Cosby (near Gatlinburg) for $240,000. 

Have you looked into Free leads, like Foreclosure sales, Bankruptcy Filings, Divorce Filings, these are all places you can find leads for free by doing a little work yourself.If you want to fix and flip or buy and hold any properties, we can fund up to 90% of the purchase price, and our rental rates start at 5.3%.Hope this helps.

Not sure how you can be 94% below projections without some gross lack of due diligence prior to purchasing these assets. 

Purchase price: $465,000 Cash invested: $125,000 Four Family Property bought in an exchange, was in fantastic condition with just one unit that needed to be made rent ready.

Run the numbers.  4 SFH will cost you more to purchase than 2 duplexes, but will also get you more money generally speaking. 

I purchased some suburban office space during covid as office prices were decimated.