Dang key word alerts, usually it's the questions that have already been answered a hundred time on here, nothing unique about a circumstance just the same general "too risky" "due on sale" stuff.Go to my profile page, search my posts in the past 12 months, finance in the title or text, wrap, seller financing, installment sale, Sub-2, will all bring you on target. 

None of these properties have been vacant in years and no late taxes so I am not sure why they target my properties. 

Because, lets face it; most people are not making 100 plus offers a week, mailing out thousands of letters, driving targeted areas for dollars, or crawling through ditches, climbing fences or shaking palm trees to find these deals.

I would target multi units and only purchase one with separate utility meters.

Do both - go to the meetups and REIAs and find out what the buying level is (some buy at 70% ARV, some go even higher, some need to be at 60 or 65%), learn a target market (perhaps the zip code you live in) and start marketing to it.  

You could target 60 or 90 day late payments and try to get in front of home owners prior to them getting their NOD. 

However, most have public bulletin boards where you can post ads and if you are interested in targeting a specific school like Law or Medical.

As an investor from Monroe, I took advantage of the flood and bought 3 more properties in my target community.

Any insights there would help me get a better understanding for the neighborhood and the target tenet that I should be thinking about.  

Small multi family rentals is what we will be targeting for the beginning of our investing career.