One of which I'm waiting to hear back from the broker about but maybe others have come across a similar scenario.There is a listing on MLS in my area for a triplex AND a detached single family home.  

I understand lawyers cost $$$ but I'm sure it is not going to kill your budget to ask them a single question.

Small bank or credit union that is portfolio lender is your best bet.

You can go to a single meeting for a small fee, so maybe check one out and see if it's for you.

You could start some flips there and write off the travel.Once you identify a good area I think your best bet is to identify a contractor and partner with him on a deal.  

The investment market is often different from the single family market and just because an agent might have sold 40 homes in the past year doesn't necessarily mean that they are experts in selling multi family properties. 

Making Money Buying Las Vegas Real Estate Single Family Homes since 1994

Wholesaling........I'd bet there are large companies who are compliant dealing in bulk property transfers, I'm just as certain that small fries who try to assign purchase contracts are not compliant with various laws, not just licensing laws.

Single.

Or just a single family home?