I am not an expert in other areas of the market but Ohio lands on a lot of people's lists and coming from someone who is from Toledo ohio, I would never live anywhere else in the midwest because of affordability. 

For furnishings, we try and limit all concerns to over $25 items.

Two people in foreclosure, 200000 people in foreclosure, doesn't mean they are motivated to sell their house just because they are in foreclosure.The whole premise of lists , or classifying and labeling people/"motivated sellers", based on their situation, is completely wrong.If dealing with a foreclosure increases your chances of motivation, how come you need to send 1000 letters to the foreclosure list to get one deal?

For example, is there a certain (judgement amount owed)/(ARV) % that you could use as a rule of thumb to decide whether to research a sheriff sale listing any further.

I have had 2 realtors list the property but with no luck.  

On top of that, we add an average price per big ticket item.

Listing agent directly(with lawyer CCd) is the way to go.

I would make a list of lenders here on Biggerpockets and also google some lender options in Cincinnati and get on the phone.

All new LPs should at least run some of the ugly scenario numbers, based on the legalese in the OA/PPM etc. and see if the docs are really as risk aligned as they should be and/or are claimed to be.Most PPMs list a fee as a percentage and not with the dollar amount.

I am having to lower prices more than usual when listing the properties.