A few tricks that I like to use that will often get the AUS to approve, after it denies at first cut due to "risk layers" (low fico + using rental income to qualify + 5% down + 2-4 unit + 1 borrower):- Document add'l reserves.

And, while there are some practical issues with these: i.e. boiler typically means landlord pays heat and it is hard to get boilers serviced in my market, there are risks of many of these items in modern construction.  

I was considering finding what is owed on the property and cashing out the seller with a severance package.

There are several good companies and several really good cities to invest in, but you have to be patient.  

Seems like appetite for those loans has disappeared with higher rates (higher risk).

I only contact absentee owners (I am one several times over so I get it) when the house is in bad shape or if they have a lot of properties to see if they want to offload their worst one at a discount.

It looks like several cats were there for a long time.

There is merely varying degrees of risk.

There are several sizes, but I would go after a model that is 380 sqft.

See the 1,2,3,4 notes I posted below on my only cost seg guestimate.I networked with several other investors, including Sam Wegert.