Does anyone have strategy recommendations for purchasing multi-family properties with zero-low downpayments?

Had a somewhat disappointing experience with a guru* and now I want to focus on learning commercial and multi-family without wasting money on coaches/gurus.

I am located in the Dallas-Fort Worth metroplex and looking to acquire multi-family properties.

Owner only gave us $2k to work with, so we took care of Health & Safety issues (to avoid lawsuits) and did our best to spread out the rest to make the property look "decent".

You want to look for like/kind SOLD properties to compare so, single family to single family and multi to multi (2-4). 

I own a fourplex in McAllen, TX, and recently dealt with a major plumbing issue.

When that tenant becomes an issue (and if they're not paying rent, they will become an issue) he can then simply tell the tenant that he's going to file eviction papers if they don't move voluntarily.  

Too many chase this mirage that just because it's a multi it makes more.

Darrius  Local PM here - happy to help, we have multiple developments that are gearing up to sell in the next 6 months, few small multis and townhouses.

Zoning also seems to be a problem (see below)3. buy a SFH under ARV; live-in renovate => rent => move to a new primary => eventually refinance to pull value out It seems the multi-family options are extremely limited or nonexistent in this area.