New to investing looking for my first deal

[Mason Garrett Martin]

I have bought 2 single-family homes in the past 10 years both my primary residences and currently live in the 2nd. I have $120k in cash and ~$100k in equity in my current home. I have debated back and forth on which property type to start for over a year, I found 2 apartment buildings last fall (4-unit and 8-unit) $599k was the total for both these properties were severely neglected for years if not decades and needed a significant amount of rehab. I made an offer of $400k and the sellers forgo making a counter offer with no explanation. Since then I've kind of been discouraged in making any offers, anyone have any advice where I should start, and what direction I should gravitate towards?