I was leaning on this strategy to work on by door knocking or by calling vs hunting down high equity deals with owners who could possibly become motivated based off receiving mailers or my phone call vs others like calling for landlords or probates , tax liens / tax delinquent ,house code violations or absentee / vacant lists which vary in reasons for its self ?

@Craig Wilcox yes it has, there's so much info in here. currently im staying in the 61004 area code. im actually not selling anymore seller finance. im just trying to build my rental portfolio now. what kind of investing do you do?

It happens to be in the same ZIP code as West Hills, so Zillow uses comps in West Hills worth over $200k to comp my property which isn't a comparable property.

First place I'd start is with the City, specifically Code Enforcement.  

Keep this in mind the next time you find black mold or carpenter ants.Final thought on the owner not doing routine maintenance ... if the house if older than about 20 years then you need to check all the mechanicals (plumbing, electric, HVAC, low voltage) for code, quality and function.  

There is no replacement for looking up the city zoning code and seeing what it says.

My go forward strategy is take these homes that are in good condition, maybe even lightly renovate them and turn them into standard rentals, on the older ones there still may be resale or scrap value I'll take that on a case by case basis and then begin to Vet incoming tenants and establish a "housing code" so to speak going forward on appearance...this will be a multi year strategy as I can't just kick the old homes out and find great new tenants over night but I'm confident over 5 years I will greatly improve the appearance and there for the rent value

@Douglas KrofcheckIf you have four separate units and wanted to install a central vacuum in each, it is possible each would need to be plumbed separately {for fire code reasons} - either back to a common mechanical room or within each unit - requiring a separate canister/motor to be installed for each.While a central vacuum would be a nice perk, I doubt it would be cost effective - it would likely be cheaper to finish all the units with hard flooring (no carpets) and buy a $50 Bissell Power Force bagless vacuum for each unit.  

I am looking to put offers in an entire zip code in my area.

You need to immediately sit down a learn the Ontario codes and attend a few local LTB hearings to get a feel for how they work.