Approached the property after documentation was signed and knocked on doors, appeared abandoned, changed the locks.

I don't call, I don't email, I don't knock on their door.

And let me edit this saying thats obviously not a knock on Jays biz partner, but more-so the reality of these 4-plex products - are just very difficult to tame..  

But I have done direct mail, door-knocking, handed out flyers, put flyers on doorknobs of houses in pre-foreclosure. 

I haven't been going to local REIA meetings and haven't been cold calling investors or offering to pay them to be my mentor :)  NOTE:  Not knocking REIA, I've registered for some upcoming meetups, but have been using my current network to this point.My beginner advice to finding money-  Be genuine.  

You could always direct mail owners of MFH's or even door knock them - to see if they'd be interested, which I've personally done, but often times they will want next to - or close to market value anyways for their property.

For preforeclosures, you get a list, knock on doors.

I used to have 700+ debt Bill's every month and knocked it down to 230 so far.

I knocked down a small shed in the back yard and rocked it for parking .

You decide to go that route, putting 5% down and paying that 2.3% fee to knock out the PMI.