@Sean MorriseyI think you will find the best deals by using Google maps and searching for mom and pop facilities and calling direct.

I am also aware that I'm searching for a "unicorn", but maybe, just maybe, someone in my area has a recommendation. 

Anytime I search I seem to get a whole range of different sizes, prices, and conditions of home even in small areas.

If it does require money to search for good deals in apartments, houses, and etc. how can I keep it as minimal as possible?

@Perry Farella Do you suggest to put the house under contract and then open up escrow & title search?

Is it true that in order to do a 1031 exchange I would need to identify a multifamily property worth at least $156,500?

A good property manager would cost you less than the amount you just lost trying to manage it yourself.Remember: cheaper doesn't mean you'll make more money.You can start by going to www.narpm.org to search their directory of managers.

We have used companies like InfoUSA and other list generation sources in the past, but found that we had a hard time finding the owner directly and ended up speaking to a lot of property managers etc. which wasn't particularly effective.Does anyone have any ideas of companies or processes we can employ to help us identify properties and then get in touch with the true owners of the building?

Funny to find this thread as I just typed into search for this exact question ans it happens to be in nt atate!

So I stumbled upon this website PrivateMoneyGoldmine.com doing a google search.