Or you can just contact the listing agent directly explain that you are a disciplined investor make your best offer and see how they respond.This will save a lot of time and energy.

Concrete is a very poor insulator.Try doing an energy audit.

In new construction you can generate great returns but it will be in the same general range.

Sounds odd, on a loan mod the amount typically "set aside for now" stays as a balloon on that mtg, and doesn't generate a second lien.

In fact, the asset manager who reviews some of the properties that have been on the market a long time, will not even know whether your offer in conventional or cash.No reason not to submit your offer if you can get your agent to do it, you will likely receive the computer generated counter offer from HUD

I don't know how you could have that much energy between full time job and all these deals going on.

One could argue that minimal property management roles such as placing advertising, screening tenants and things of that nature fall into this category, and there is a lot of support for that within the tax community  You clearly cannot compensate yourself for such activities, and you would not want to end up in a situation where a significant amount of time and energy goes into these activities or you could be viewed as providing services to the plan.  

Young people consume lots of hot water.We have a 5-bdrm student house which has undergone a significant energy efficiency retrofit ... but ~50% of the monthly electrical consumption is hot water.

I have one rental in Austin but as you said Austin is a bit pricey at the moment so I'm focusing my energy in Columbus.

You must generate leads to succeed.