They need to sell.Here's the challenge I bet you'll face. 

Your best bet if the relo company allows it is to provide a referral to their buyers' agent.If you focus on serving your clients better than anyone else, and not worrying about helping yourself, you'll be better off long term.

As for creative contracts, I am probably not your best bet for that advice. 

Duplex and quads are the best bet because in the case of vacancies with a unit, the other unit will cover expenses.

I think the disconnect is similar to every ones favorite Rich Dad and Poor Dad.  

Everything is going way over asking price right now and you'll be competing with 20+ other offers.Not to say it can't be done, but your best bet is to learn how to market and find off-market deals.  

I can share some of the great books I've read:   The Instant Millionaire, Success through Positive Mental Attitude, Think and Grow Rich, Rich Dad Poor Dad.  

Going all-cash is the best way, if you can make it happen.Your best bet is to find someone in your market who's already doing what you want to do and try to partner with them.

I'm going to assume you haven't read Kiyosaki's Rich Dad, Poor Dad, and you just got to.

After they add everything up, it ends up being a poor investment decision.