I bet there are areas that don't need to be gutted. 

Wholesalers would be your best bet right now.

Best bet is VA loan f you have that, fha or 5 percent conventional.You’ll need the downpayment plus 4-5k in closing costs depending on taxes and insurance

As a deal finder, especially not knowing what the heck you are doing, your best bet is going to make a guaranteed 10-20k. if you get it under contract, don't  go around shopping the deal to get your very highest and best offer that will never come.

I think I'd start by making at least 4-5 separate investments and not betting it all on one. 

Most PMs don't deal in LOs so they wouldn't be able to help there either.If you're not in a rush then your best bet is to monitor kijiji and call/text/email every For Sale by Owner ad with a house that matches your criteria and ask if they would consider doing a rent to own.

Unfortunately, I'm not familiar with the bucks county market, but I would recommend going to your local real estate meetup (download 'meetup' app and search real estate) and I bet you that someone there will be able to provide insight on best places to buy a multi family.Good luck!

I’d say your best bet given your current situation, but a 3% to 5% FHA Home, rent out rooms and live there and you’ll be able to springboard your savings and investing.

That’ll be in your appraisal report if that’s the case.I’m this case the seller credit will likely be limited so you’re best bet may just be to ask them to know it off the purchase price.  

@Amy DeCesare While the areas you mention could certainly benefit from more multi-family units, generally people in the more affluent parts of the state like Washington county oppose such new development, either indirectly through zoning ordinances like minimum lot size and parking requirements that make it almost impossible to build (as @Brandon Ingegneri mentioned), or directly at zoning hearings where neighbors show up and oppose it because that they don't want to change the "character" of their neighborhood.It can be done, but it's far more the exception than the rule and requires big bucks, political savviness, and the ability to make a big bet and absorb the loss if you lose.