Lots of debt and they like to buy nice things. 

Whether you are investing for Cash flow, appreciation, looking for value add, or just tax benefits.I first build out my buy box, which the more narrow it is, the better (multi family, 3 units, in XYZ zip code, at this price point per sqft, build after XYZ year......). 

I'm looking into what it takes to buy my first house/multifamily property out of state.

Whether is taking his "course", paying for the self written articles about his success or aka writing "puff pieces", buying fake Instagram followers, sitting on FB marketplace trying to get someone to pay for a house they don't know is condemnable and pay to have DJ remodel it and DJ never completing the remodel,  him spending an enormous time defending himself in small claims court, and threatening charges on  people that don't know law so they pay what he wants.All of those examples came from either my observation, experience, or other peoples reviews of him.The guy rented me a condemnable property.

Although, it is a great time to buy because houses are still discounted but wont remain that way for long, it is getting more difficult to rent houses.

There are also owners that buy at $30,000 home that is dilapidated, in the worst part of town, and not in rentable condition to anyone that has a job or just standards in general.I suppose there is the chance that you were done wrong by 5 property management companies, and had a run of horrible tenants, but I would wager a guess you got what you paid for. 

Has anyone been to these Sheriff's Sales recently (2023) and if so, were there reasonable opportunities to buy multifamily properties?   

I only ask, because most people are not sitting on $400k cash (obviously this is just my example) to effectively buy a new house without a mortgage.  

.- Buy duplex with FHA 3.5% and look for another property like fourplex- Buy duplex with conventional loan 20% down and wait until gain another downpayment 

Being local to the area where you're buying is important and can help you find local funding sources such as private lenders and/or future partners.