I am thinking more along the lines of distressed properties.

I like to find properties that are distressed, in areas that have potential, but have a ways to go.  

This is because the properties are usually (but not always) distressed and require rehabbing before a conventional lender will touch it.  

Wouldn't a first conversation with an investor friendly realtor go a lot better when you have already been working on wholesale deals and getting distressed sellers homes under contract?

I would like to speculate and grab up some property from these particular distressed properties in the Florida area.

I've gone to multiple auctions (Philadelphia Sheriff's Sale), inquired of vacant/distressed properties directly with the owners, worked with random realtors after expressing interest via real estate websites (e.g.

I have same issue since I work distressed properties and they can be on various lists from month To month.

It does not sound like the house is really distressed , as 5K repairs is basically nothing.  

You just have to do your homework and figure out how to find a distressed property. 

Again, the quadplex is highly distressed so I feel like most lenders won't be interested.