While searching for an investment, build up your team: PRO's like RE attorney, accountant, GC, inspector, mortgage broker, and RE agent. 

We begun our search for multifamily and even got preapproved for a conventional mortgage loan in the 500s with 20% down, but as we continue to evaluate many of these properties and their cash flow, it seems like a high cost of entry, ownership with a low return/cash flow.

I believe there are some websites that you can search for vacant properties.  

I am in search of anyone who has structured private financing contracts. 

I haven't done a lien search through the county yet but plan to next few days.

Unfortunately, I'm not familiar with the bucks county market, but I would recommend going to your local real estate meetup (download 'meetup' app and search real estate) and I bet you that someone there will be able to provide insight on best places to buy a multi family.Good luck!

When the time comes just say "OK I select the $0 option.

When selecting a title company what do I need to ask the title company?

I like the search features: https://www.biggerpockets.com/search

I do however usually start my search for NO FEE apartments so therefore I don't have much experience negitiating rates with agents.