If I was the buyer's broker, I would have checked myself to protect my client.If they had, then they would have found out it was not a three family.Its a valid point.In NM, our zoning / city doesn't post # of units publicly, only high density residential or low density. 

Investors & overall market feasted on low rates, you got your stuff together during that time and now are seeing how cycles play out.

@Travis GuttingAssuming you are trying to keep things low-budget, here are some options:Driving for Dollars – Look for distressed properties and contact owners directly.

Everyone has been spoiled by the last 10+ years of low property values with high rents and low interest rates.- Just ask any investor doing deals prior to 2008 Real Estate Crash!

@Armani Pimentel Yes, I believe that wholesaling is generally not the way to go, because it is getting banned, there are people who try to take advantage of aspiring entrepreneurs like you, and it is extremely low probability. 

If you can’t do a 1031 to a non-income tax state, figure out a year when you will have lower income and tax rates ar as low as possible.

Too many low income apartment buildings near by / vacant buildings. 

Shoot me a DM if you want some help with finding a condo or house with a low rate that's on market.

There are quite a number of things that can make utilizing an FHA loan more difficult such as more barriers during appraisal, appearance of low qualification/little cash, typically longer closing period, likely higher interest rate, and PMI cannot be dropped without a refinance if 3.5% down.That said, just chain 5% down conventional loans, and make sure your duplexes pay for themselves.  

So happy for this young man and his young family.One of my bizz partners years ago and mentor.. ( he was President of a fortune 500 company) we belonged to the same country club in Napa.. him in his mansion on the Hill me on my house down in the low lands..