My non-expert opinion,  or perhaps just rationalizing to myself:These are primarily the "luxury"   amazon dormitories being built in downtown and south lake union areas that are having vacancy issues,   and thats in large part just because of how many are coming online, and how many thousands more are still in the pipeline,    coupled with modest slowdowns in tech hiring.   

Depending on the town, I may be able to get enough info on the features of the home to work up the estimate.

I wish it were easy to find some deals around D-town! 

We've built a company around the emerging non-qm market.  

I plan to go for value add with immediate cash flow, but my biggest concern is that a large portion of homes in my town are very old (we have a large historic district). 

@Emily Turner  Since Athens is a college town, I'd seek out the buy and hold investors that do student rentals.  

Then refinance out using a conventional loan and pay the seller.It would take me ~6 months to built up all of the money I would need for the repairs.

We have a 1957 built house which had foundation problems when we bought the house in 2016.

I rented a house townhouse that had a flowerbed built along a neighbor's wall.

Built in 1950, it has a new roof, new heating and air, all new electric and other than that the rest of it looks original and beat up.