Agree with the suggestions above that marketing and networking are good bets for ways to find property.

So that agent doesn’t really care about the sellerAnd some agents out there they hate real estate investors andThey don’t want them doing lease-option assignments or wraps or sub2 without being licensed,they think that they’re just a bunch a car salesman trying taking advantage of poor sellers.

My plan started from a simple concept I found in reading rich dad, poor dad.....Buy income producing assets and have your assets pay your liabilities. 

You stated that you have poor credit, and therefore can't secure a loan.

Rich Dad Poor DadRich Dads Cash Flow QuadrantRich Dads Increase your financial IQThe Real Book of Real EstateThe ABC’s of RE InvestingThe ABC’s of PMRich Dad RE Tax AdvantagesThe 10X RuleThe E-MythThe 4 Hour Work WeekBiggerPocketsPodCastWholesaling101 You Tube ChannelKent Clothier – You Tube Memphs Invest channel

I am primarily looking at duplexes and quads; although I know they are not considered multi-family properties, wouldn't analyzing them as multi-family be a safer bet??

@Raymond Slater - A HELOC would probably be your best bet.....

Rich Dad Poor DadRich Dads Cash Flow QuadrantRich Dads Increase your financial IQThe Real Book of Real EstateThe ABC’s of RE InvestingThe ABC’s of PMRich Dad RE Tax AdvantagesThe 10X RuleThe E-MythThe 4 Hour Work WeekBiggerPocketsPodCastWholesaling101 You Tube ChannelKent Clothier – You Tube Memphs Invest channel

And I bet it is retroactive to day-one, so you better be ready to pay them off before they mature.

I'll bet you can get it done for less.