You would have lot of negotiation later on with buyer.If discount is substantial I am not afraid buying home with roof issue or lien, that's easy to solve when you have the cash.

With that being said, I have shifted my focus to multifamily and apartment complexes outside of our state and/or across the state in hopes of leaving behind the outrageous insurance rates.

Although from what I read, State Farm is rated highly for rental units. 

STR's are a great investment in this area, occupancy rates are extremely high in the summer, and very high during the spring and fall.  

A lot of owners already panic selling at discounted prices / price cuts.

Even if nightly rates didn't continue to rise over time, breaking even now would still be a free house in 30 years that I could sell and use for a retirement nest egg along with my 401k.

I would like a fee schedule where I would pay per call if possible, as opposed to a monthly rate since most things I will take care of myself, except those items listed above since I’m not in the area. 

Higher interest rates have made it difficult for buyers to secure loans, while sellers are hesitant to part ways with their fixed-rate mortgages.

Rent rates will go up, but your expenses should remain stable or go down.

I see vacancy rates going up and rent going down in the next few years, along with depreciation.