Many mortgage shops do NOT allow their loan officers to also be RE agents on the same transaction to much of a conflict of interest. 

When your in Transactional Real Estate like we have been and its been quite good since the GFC  cash flow at 200.00 a door has no interest for us..

Typically interest only, construction bridge loans are great for that kind of transaction. 

I agree that many transactions shouldn't be done simply because you can.However, out of curiosity, if you had the opportunity to buy a $hit property with golden financing & then immediately sell the $hit property but keep the golden financing & transfer the financing to a great property would you consider it?

I never had that come into effect on my single family home purchases since I never wanted to personally be on the hook for such a high mortgage, but I think it might come into play for an MFH. 

Any tips on targeted marketing, effective lead generation, or even some "outside-the-box" tactics?

Start small, network with other investors, and use tools like BiggerPockets calculators to analyze deals effectively.

They're often high quality and cost-effective.

@Otis Clayton To partner in real estate effectively, establish a clear structure like an LLC for liability protection or a Joint Venture for single projects.

Personally speaking, economy and transacting has a patriotic and spiritual component.