i married the two ideas and went for a lower purchase price. 

Brandon's deal being a SFR (not a true duplex) instead of a 4-plex will likely see significant savings in both taxes as well as a lower insurance costs (assuming he's not in a flood zone!).  

Most people suggest you take matters into your own hands and file a protest online to get your home's tax assessed value lowered. 

I knew that they would need to seriously lower the standards for these housing prices in San Diego, where I live to continue to artificially rise for a year or two.

bc if you haven't removed your costs to sell then that $21k can be a lot lower. if it's net, sell. or consider refi/heloc to hold as rental while you use the equity

Land is tougher than houses but you can get a lower LTV construction loan most likely.

Most often those who work with cash only buyers are working with lower cost properties in areas that are really difficult for out of state investors.

This will lower your entry point cost but it'll hurt your cash flow as PMI (mortgage insurance) becomes a monthly payment, potentially for the life of the loan.

However, I am really looking for deals that utilize lower or no leverage acquisition strategies. 

I've got a duplex in Michigan and I just have the lower tenant do it.