Cap rates are pretty low but with enough searching - especially in the 2-4 unit range - you can find a good deal. 

Pick up the phone and call managers, search the city on BP and read all the posts and  DM other investors there.

I believe the topic of finding private people for investing or partnering has been discussed many times, so I'd do some more searches on BP.  

@Dalton Dyerhttps://www.biggerpockets.com/forums/712/topics/51...any city on top ten list is good. you can narrow your search when you do you research.Terry

(Not that I disagree those are strong markets but would love to hear your "why")I search for poway n RB duplex to quad but have yet to close.  

It used to be that Loopnet was a semi-good resource for companies to search for their own space but ever since CoStar bought Loopnet that has declined sharply (loopnet now charges substantial fees to list properties so their inventory has dropped off a cliff). 

If you spend every waking moment searching for motivated sellers there is no reason you can't buy a duplex to live in rent-free and get your investing career started within the next 30-90 days.

I've been searching for a tool to help me reach financial independence and I really think real estate can be that main tool if done right.

If it does, then search your local area for lenders or brokers that specialize in these types of loans and contact them for a consultation.

Still remain diligent in deal search though because I believe if you have the deal, the money will find you.