Why not offer the owners cash for keys if they accept Call the foreclosing dept ask for amount to bring current .If you like the cost pay it    Then record the Deed in your name proceed to cure the first without disclosing title change   make a deal with the second a little discount would be in order.? 

I have looked at numerous SFH opportunities locally and have yet to find anything that offers the ROI I require to support the cash investment (especially considering the fact that I have to discount any depreciation or tax benefits). 

I like buying them at 90-95% face value and combining that with other discounts

I get the whole, it's Christmas thing, and for that reason I'd give them to the end of the year, or 30-days from when you took ownership, but you can't afford to have them stay at a discounted rate.

I do this for my primary dwelling as well so I get a discount for multiple properties.  

I was looking for some lenders that would fund 100% of the purchase and rehab if the purchase was discounted enough that is was a smoking hot deal.

You'll have access to auctions and discounted freight. 

Since then I've been going out and looking around neighborhoods for For rent signs (frustrated landlords) and looking for houses that are dilapidated for me to get a discounted price.

They most likely would be who I contract for labor seeing I'd get a good discount.

YoY discount from list price?