Ideally, I would like to get in contact with someone that I can put my dedication, intelligence, research capability, and more in so we can be mutually benefitted.

The OLD rule only allowed you to leverage your cash and only put 3.5%-5% down payment on duplexes.

For example, putting the ADU under RSO regime and relieving my main house. 

Additionally, the record number of apartment unit deliveries in recent years has led to increased supply, putting downward pressure on prices, occupancy rates, and rent growth.Operational costs have also been on the rise, further complicating the financial outlook for multifamily properties.

My budget is $1,200,000 and I can put 20% down. 

You can drive around town looking for properties that looks distressed, put up signs, let your friends/family know you buy houses, look online, etc. 

I can also maybe put a hold on his bank account using the judgment.

If you are planning on buying and holding, lenders tend to like you putting 20%-30% down.

We're still putting offers on homes and see double digits in competing offers. 

You will then have a few options with that rent money....you can put it into principal or you can start saving it to purchase yet another property.