Whether it's somebody like lumber liquidators (yeah I know ...say what you will about the recent stuff but when your chips are down they're always there and they'll meet your budget) or contact another local dealer.

I am purchasing a third duplex. the first two I put 25% down on, so have some equity there. I don't have enough cash on hand to put 25% on the third. I can sell some shares in investment accounts to fund the purchase,...

My current landlord just needs to liquidate the place, so he can get even on another place he went waaaay upside down on.

It seems like the majority of lenders I come across will not go below 20% which tough as this means I would have to put $30k down and I did not want to tie up too much of my liquid assets in one property.  

The DC area has plenty of liquidity in the market, so by and large there is not much of a reason for someone not to sell their property on the MLS.

Additionally, you can use the economies of scale in managing a larger MF property versus multiple SF.   

What would I do with a liquidity event?  

I could hold the property in cash to cash flow well, but have the liquidity to use whenever I need it.

Would like to start out my investing career with some flips the get things rolling and to make some returns quickly and then ultimately get into rental units, starting with smaller multifamily houses and eventually larger apartment complexes.

So, as larger numbers of students enroll, theres a lot of opportunity to increase efficiency and save on expenses.