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

This would give me a big equity bump, allow for larger cash flow opportunity (renting a 4 bed/2 bath in place of a 2 bed/1 bath), and I could avoid most of the headache involved with a rezone. 

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.

There's no reason for you to be involved in all of that anyway. 

@Reid Hanley, as always, please confirm with a local attorney, however, I don't see how giving a home away would fall under DF or SAFE as there is no mortgage involved.

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'm more familiar with being a buyer, but I"m interested in getting involved in Wholesale real-estate.