Now because of all the people that attend they hold it in the main courtroom!

Howdy @Mike TaravellaReally the main concern I would have is not being too leveraged, but, what effect it has on my Cash Flow.  

I've generally purchased properties that had the potential to generate additional NOI and I've managed them such that I've forced quite a bit of equity, however, my main focus is cash flow. 

This is my first go at multi-family real estate as I have mainly invested in commercial real estate and have used quickbooks to do that.  

All I've got so far is "Hey Seller, my name is Jon and I was just following up about a letter I sent you last week about your property located at 123 Main street."

You're looking at a formal eviction process if you want them out, which will also go into your vacation time.As I see it, you've got a couple of choices.1. 

My main concern though is, is it even possible/wise to strike a deal for owner financing when a home is in the beginning stages of foreclosure?

On an individual scale, when encountering an asymmetry you make the choice to absorb or outsource that risk.

Yes, mainly.

Main driveway is practically dirt pavement mix.