They always ask me who are the ****** builders and at first I did not know how to respond, because even the economy builder here are building quality that lasts (just fewer features).

I really would want to stay away from any office properties in depressed or even semi-depressed neighborhoods, especially large ones (like a 13 unit complex).

Most of the bad noise right now is about downtown skyscrapers and REIT or Syndication apartment complexes where they played short term versus long term interest rates wrong.  

But sure as heck not impossible, it just takes a commitment to learning a very complex detailed facet of business and regulations. 

I was recently sent details about a 20-unit apartment complex that I’m interested in, but the seller's asking price doesn’t align with the numbers I’ve run.

Your situation is a little more complex than most people and I highly suggest you consult an attorney. 

The town is encouraging home ownership, so buying a condo/single, living in it for a year plus and then renting out works fine here (what I did), whilst house hacking a multi is more complex.

I would check on this website on the find an agent feature or search Zillow for teams/agents in your area doing 25 or more deals a year.  

We also own an accounting/payroll firm and have a lot of MHPs, residential communities and apartment complexes as clients and have seen this happen a few times. 

They even integrated a D4D feature, so overall they have DealMachine beat.