You could knock on doors,  "drive for dollars" method to look for empiy houses or FSBO signs,  look at Craigslists ads, do mailings, check or use local papers, go to real estate websites, go to local real estate clubs, etc..  

they look great on paper or an idea board, just not sure how they go together in the real world.

Leaving zero on paper. 

I bought my 1st at 16 (my grandfather put 95% in, i put in all my "paper route money" and everything else saved, about $3000 in 1983.

You have no idea how many times I've been told, "just add and/or assigns" but have never actually seen what that looks like on paper. 

Put pen to paper, see if the cash flow, appreciation, risk, reward all work for you or don't work for you.

If you show on paper their benefits it can make that work in your favor as far as getting that loan. 

Not worth the paper they are written on, scams, etc...But, if you were to HAVE to get one for a fourplex, what company would you use?

Not one or two.These things always look great on paper till someone stops paying and you have to spend time and effort to evict them and then remodel the house.

It's like getting a pat on your head and a gold star on your paper from your teacher.