How can you use the BRRRR method when don't have 5-600k to buy a single or multi-family all cash in these areas? 

Here are your options in order of what will give you the best terms. 1) Fannie Mae cash out refinance to 75% on a single family residence or 70% on 2-4 units.

This may be a wholesale transaction, a duplex, or even a single-family house.Get a trustworthy group of experts together, such as financiers, contractors, attorneys, and real estate brokers.

Deciding between selling vs renting out a single family with 5 bed/3.5 bath.

While buying existing property or pre-construction is a pretty safe bet (assuming the developer is honest and properly financed like everywhere else of course), developing is another story.

Agree with others that cold calling is your best bet.

A lot of new single family home construction also in that neighborhood.

I started with single family and moved to multifamily.

I think they are probably a good company, but my focus is on single family homes which I personally own and manage, and also on lending money.

A good option might be single family properties in Saginaw - they pay their own utilities and maintain their own lawns/snow removal, so it saves you time and money, and they're easier to sell if the need arises.