I've analyzed about 75 "deals" on that site and not a single one of them were actually a deal. 

I also have multiple investments as an LP in multi-family properties and I have 5 single family long term residential rental properties.

A multi family is not for me and I have to move back into a single family home.

I've come across single family homes in BK or BX for that price range but they're in reallllyyyyyy rough areas and the property needs a ton of work (more than $25-$50k). 

Meanwhile single family homes are being bought above asking and within days of listing 

I currently own 3 single family rentals and wanted to use one of those as collateral for the new mixed used purchase.

Given your situation, here are some considerations and potential steps:If you plan to convert your current residence into a single-family rental (SFR), you may want to explore refinancing options.

I invest in single families all the way to apartments and office buildings

There is increased drama, increased lease violations, parking problems in your community with up to seven different cars (plus visitors), increased wear-and-tear (particularly in a single-bath home), and a dozen other problems.Despite having SEVEN able-bodied adults living in this rental, they can't afford rent?

I have been using propstream for single family but it doesn't seem to work well for land deals.