Not sure if it's the best thing to do for investing but I know it gives me peace of mind coming from LA where the homeless population is massive, rent is high and rising and debt to income ratio is bananas there.

If you notice, HUD has removed the published Appraisal Value and now just lists them close to retail.  

My favorite is to buy wholesale and sell retail by splitting a larger piece into smaller lots, usually build ready with utilities, a well share, and a road agreement.

https://venturebeat.com/2017/11/06/google-and-salesforce-sign-massive-strategic-partnership/Exceptions to the Contractor/Vendor RuleYou do not have to issue 1099-MISC forms to C- and S-corporations or to entities from whom you purchase products, such as merchandise you'll later resell.Payments made to contractors and vendors by debit card, credit card or through third parties like PayPal are also exempt—the IRS uses a different method to track these transactions. 

I second Trophy Point, they are a one stop shop on working with investors specifically instead of the retail side of real estate.

You need to have cash value, which means making massive payments and paying massive fees.2.

If somebody brought me a deal that had $100k of equity in it as-is, I'll be open to paying them a larger finders fee than somebody who brings me a retail deal that requires me to do significant improvements to add value.

From what I've seen and watch in WA, ID, CO and OK, the 2-4 units have massive interest from house hacking/owner-occupied investors, sticking with residential financing and dipping their toes into REI. 

I know of a commercial realtor down there that can give you the scoop on retail/multifamily.  

The specific area I'm looking into is the McKinney historic district, a quaint downtown square with a great restaurant/retail scene.