My advice would be to start smiling and dialing to find small mom-and-pops that are interested in selling their facilities. 

I've been through multiple downturns over 30 years and gurus like this pop up toward the end of every cycle to take advantage of people with dreams. 

Not on your personal record as in they usually don't pop on your credit report.

This is exciting stuff, but, its still available on a limited basis due to 1) some of the custodians popping up are advising on things they don't completely understand 2) We have found that most banks are confused and tell people they can't invest the way they want to because banks can't sell them anything they want (real estate) 3) Its not how we've done things in the past 4) THERE IS NO EASY BUTTON (working on it) that takes a person from education, to product, to investment opportunity.

They pop up here every few months, never to be seen again.3) Why aren't landlords tripping over each other to get these so-called wonderful tenants at these alleged higher than market rates?

For context, there are nearly half as many active fourplexes in the Killeen, TX market (pop 250,000) as there are in all of DFW area (pop 6M). (20 in Killeen, 44 in all of DFW as of this moment). 

Call a septic company and they will come with their truck, dig down so they can pop the top off, pump it out, and inspect it for you.If you've had contractors in the house, I wouldn't be surprised that things that shouldn't have been flushed were flushed.

Or are you going after 40 unit mom and pop buildings?

I'm a mom and pop (well at least the pop part of the equation) investor buying mainly VA foreclosures and other deals over here in west Bexar County outside of 1604 around the Potranco area.

Google my full name and "tired landlords" and see what pops up!