Wanting to get into multi family investing NOW but short on cash

[Chloe Calder]

I have one rental property that I want to keep. It is a condo and they will be raising the HOA dues shortly, but I will still be making a profit off of it. I am interested in getting a multi-family property in Sacramento area and found one for under $500k but don't have the 25% down to make the offer.

It's been on the market for over 100 days so I'm sure there are some issues and I'm wondering if anyone has had success bidding very low on something that has sat for so long. 
Alternatively, I'd also like tips on finding an investor to help me make the purchase or find another way? 

Looking for any advice!

[Justin Moy]

Apartment investing is capital intensive. IMO the only smart way to get into the game with limited capital is to find someone else with lots of capital. 

Someone has to bring the money, and the entire "invest with little to no money down" tips just add risk to the deal and aren't worth it in my opinion and experience. 

If the deal is getting no activity over a 100 day period then it's overpriced so there's room there for sure. In terms of experience lowballing sellers, I'd ask the broker what feedback they've gotten so far on the deal and why it hasn't sold. 

Underwrite the deal yourself and see what you can pay for it and float the number to him or her. No harm is testing the waters