Most sellers won't entertain cold offers because they don't have any clue how well vetted you are. 

It doesn't matter what the MLS says, it matters what the lender's appraiser it is.....3 units my be up to code/inhabitable, 2 not, county tax records may give you a clue

No clue if that applies to modern day.

Stay away from investors that do this or that in financing, there are no coaches or gurus that teach finance, financial law nor do they have a clue, you will need an attorney in your area that is familiar, better yet, knows financial laws that apply to your transaction. 

Most of the decision makers at the bank dont have a clue about real estate, but they will do a BPO and such.I do partnerships in other markets (I'm in 4 right now) if the deal is right and you can run a rehab. 

Most don't have a clue what the employment trends are, occupancy rates, income growth, affordability ratio, etc is in their market.

The other side is most REA don’t have a clue what a good investment is or how to structure a deal . 

Yup sounds like you got yourself a newbie who's got no clue what they are doing.

I did a SFR owner finance a few years ago before I had any clue about regulations and once I found out there were some I freaked out and started reading as much as I could.

And were can you live for 169.00  a year.why you would think this is such a bad deal I have no clue...