It's painfully obvious he just wants to argue (why?).

Make up a flyer "We buy houses - all cash - settle quickly- all cash - family business please call Ray 555-Always have a legal size clip board in your hands, maybe a camera hanging from your neck and a pen in hand ....... this makes you look important - people will be curious and will be willing to chat with you for a few minutes.

Esp. in dollar terms a few mistakes could gut your return so the risk is much higher and the return is often not worth the risk.4) You typically only have so many great loans so putting it on a bunch of $30K properties is typically a much less optimal idea.5) Managing these properties is a huge pain and good luck finding a great property manager who is making only $75 per property per month (at 10%) or less.6) As you mentioned capex can eat you alive.

I found a local person to help with the bookkeeping, which was my pain point.

The product we currently have for insuring vacant properties while we renovate them is great, but the company we have been using is getting PAINFULLY slow at responding to quotes for standard landlord policies. 

You can drop your price, which is painful but the easiest if you're considering timeline.

@Joshua Lyon I have found Navy Federal a bit of a pain to work with in the past but their loan programs are good.

@Matt Ellis I feel your pain.

LOL I only have about 95k left on a 400K property in Antioch and more than likely will end up buying here in my neck if the woods. 

I myself househack my 2 family in the Bronx right over the Throggs Neck Bridge.