@Ashley BenningThere will be two or three levels of MLS properties that say "cash only." 

Then they add on all kinds of "extras" that bring the price up to normal levels. 

I am having a little harder time finding the lower end properties I usually invest in but that is mostly because I have been tightening up my personal requirements and ratios.

There are tons of responses for what to do when the appraisal comes back with a LOWER square footage figure vs. the advertised MLS listing, but what about the opposite case?

Having several small to mid-sized banks located in the geographical area of your properties is usually what most investors have at that level.  

What level of design is going into the property?

Here my understanding is that demand is so high they can be full quite quickly after certificate of occupancy is issued but other markets are different and your construction costs are much lower. 

I think initial purchase rates are slightly lower.

For me, every single listing on the market is of value - it is either a deal to purchase, a retail ready property that helps you price your flips, or a perfect example of what NOT to do lol (that 300+ DoM property that the owner begrudgingly lowered the price after it sat too long and is now unwanted inventory).

Such as selling for a lower gain than you want, or renting it out.