One such thing is: not knowing the target buyer.  

One other positive side effect of having leverage on the property is that it is less of a target for a potential lawsuit.At the end of the day it really comes down to your objectives and goals as well as your personal preferences and comfort level.

If not feasible, consider increasing rent, reducing purchase price, incorporating future benefits, or targeting multifamily properties.

BUT, refinance/heloc/2nd mortgage appraisals do not have a contract price to help target the value you are seeking. 

Depending on where you are, you might have a different target renter than I do.I have a couple properties we are looking to develop on, I'll send you a PM

If you want me to give you a quote, I'd need to know the address, 1st lien details (type of loan, balance, interest rate), credit score, income/DTI details, and target LTV (can go up to 80% CLTV on the 4plex). 

Remaining TCPA compliant is such a moving target these days.

Here’s the quick-and-dirty lowdown to get you started:1️⃣ Where to Look:LoopNet & Crexi: Good for commercial deals, though the best ones go fast.MLS (Multiple Listing Service): Access through a realtor for hidden gems.Auction Sites: Think Auction.com or HUD homes for distressed properties.Direct Mail Campaigns: Target landlords with older properties (especially those with code violations).2️⃣ Systems for Finding Deals (Step-by-Step):Set Your Criteria: Market, budget, unit count, rehab level.Build a Deal Funnel: Use LoopNet, Crexi, wholesalers, auctions, and brokers.Analyze Quickly: Use a property calculator to see if it cash flows.Direct Outreach: Contact sellers or property managers directly.Get Your Network Tight: Property managers, realtors, contractors—they’ll drop the best leads.3️⃣ What Makes a Good Deal:Cash Flow Positive from Day 1.Below Market Value (usually needs rehab).Upside Potential: Think rent increases, better management, or refinancing options.4️⃣ How to Become the Better/Best:Study the Market Like a Hawk.

You can not possibly target who is or who isn't motivated, so DMM, cold calling, anything to do with a list, can't target motivated sellers.But you don't need to be able to target them. 

The idea was if you have 200k you can get one of the properties like Michael shows on his Instagram and target 20-25% cash on cash returns.