This is owner occupied situation so I don’t want to lower my standers too much but I also don’t want to have vacant for too long.

My goal right now is to get out of the hassles that come with the "lower end" properties and save on the management burden. 

The website is very friendly and the fees are lower. www.airdna.co is a great source for data that can help you choose a city.

Do you essentially just throw out those leads, or do you try to follow through with them despite being in areas with lower cash-buyer activity?

I would offer the 5 unit seller a lower price than he really would like, but I would buy it "As Is" with no contingencies.

Maybe you can get for a lower price?

This new one comes with a lower premium and deductible, but I'm still dealing with being assigned to technicians who don't show up on time, if at all, and having to explain my issues to representatives who don't seem to know that much about home issues. 

Do you find it difficult managing multiple people under one roof in the lower income classes?

It seems it could work for lower priced properties as an alternative to hard money .

If it's a junior lien holder, still, they aren't going to bid anything after their total debt but other bidders might get into a frenzy thinking they are getting a screaming deal (If they didn't do their homework about other liens).Even where its a run of the mill senior lien holder foreclosure, they still won't bid over total debt but, they might set the opening bid lower than total debt if their analysis shows the property to be worth less than total debt.