I worked for a PM company and I was the on-site manager for a 140 unit apartment complex of theirs for 11 years and I learned a lot there from the site level as a employee & on the business side that's why I decided to get my brokers so I can open my own PM company.

Here is a link for you:Bought 200+ Unit Apartment Complex, Increased Value Over $4 MillI buy 100 to 400 unit deals and doing DM again.

The only one that really doesn’t have to have that much experience or Down Payment is the Multifamily, but you would have to show that the Apartment Complex is giving you a good Return before a Lender will give you money.

Others have pointed out the complexity and since its not really an arms length transaction any lender may want justification that the rent is no more than market rate.

I'm currently looking for a 3-4 unit multi-family complex near Evanston, IL.

Noting too complex, simple stuff yet I can't find someone reasonable. 

I feel like we have enough casinos but we could use a general entertainment complex that we all could benefit from.

Since it's your first investment, it may be wise to look at a single family home or a small multifamily properties unless you can find a good mentor/partner to help you get through the complexities of dealing with larger properties. 

You may be a "Preferred Type".If you don't come across as a Hobo or a Tramp, and your demeanor is not scary to people, and your not actively using drugs, you're best bet to solve the problem quickly is to look for a room mate situation.Try to find someone in your general age bracket who is renting a room (Craigslist roommates wanted).Don't be too picky at first about fixing old furniture, just get inside and then try to move up later.Then be a good "Clean" roommate who causes no problems and pays your portion of the rent on time.You can find these situations in apartment complexes and in homes.Some will be month to month vs a longer lease. 

these are complex transactions.. and ton of risk to the seller.. lots of bad actors will take advantage of the situation.