Much of the area has appreciated pretty rapidly the past few years, so great deals are getting harder to find and some retail buyers are being forced into rentals.   

Happy Holidays all, I've been in the industry on the vendor side of it...

I would recommend attending local real estate clubs and network with others in the industry.

@David Krulac  Thank you David, I was just thinking on Christmas day how great this industry has been to me, and how much fun I have on BP and the thought occurred to me.

Looking for a 3-4unit using FHA Loan but switched income source back in April so previous returns reflect old income source and currently income is from my retail store I own.

I only have about 15-20k I can use to invest, so I need to figure out how to get creative financing.Maybe you could consider joint ventures with homeowners who don't want to sell to wholesalers but don't have the money to do repairs themselves.I don't mean major repairs but just optimizing the appeal for a retail buyer.Once you agree on an as-is price near what a wholesaler would offer you could lock it down with sales contract.Then a joint venture contract could be drawn up that protects both parties.You would not be looking for distress sales because the homeowner needs to be able to keep paying the mortgage and has to have enough funds to move out before the work is completed.You would have to be selective about the owner and be confident they can fully understand the process and that they can pull it off. 

Looking for a 3-4unit using FHA Loan but switched income source back in April so previous returns reflect old income source and currently income is from my retail store I own.

Looking for a 3-4unit using FHA Loan but switched income source back in April so previous returns reflect old income source and currently income is from my retail store I own.

I know that a lot of people make this sound like an easy way to get into real estate investing, but it really requires the wholesaler to know and be proficient at ALL aspects of the real estate business/industry. 

Additionally, the property would make an excellent flip with retail values in the $140k-$190k range in the area.