So I decided to be a Realtor and work exclusively with RE Investors since I spend most of my time around them, understand the Investor side of things and prefer and really like working with Investors  : ) Thank you for the great creative financing suggestions.

Options might include:1) Finding a money partner (jv)2) Private money loan (friend, family, etc.)3) Portfolio lender might use your primary home you are moving out of as cross collateral for the multi which would eliminate your need for cash altogether4) Extend escrow on the multi and list your home asap slightly under market for quick close if your market is hot, you can live with not holding it long term and enjoy the capital gains exclusion.

Lots of fun finds of early 1900's coins and newspapers.

He has no duty to you, so does that make any sense to you to rely exclusively on someone with ZERO accountability to you?

We want to take full 121 exclusion on it as it is our primary home.What are the implications of renting 2 units out of 3 on AirBnB for several months in a year on 121 exclusion?

Then you can mail or cold call or both.Other cheap or free methods are driving for dollars, craigslist, Realtors, FSBO sites, expired listings, foreclosure sites and bandit signs if allowed.If you have the funds you can use billboards, newspaper ads, other offline publications., TV commercials, radio ads, motivated seller websites, SEO, pay per click/adwords, facebook, Linkedin, Youtube, and other forms of online advertising and boosted/promoted social media postings.Bottom line is integrity and consistency.

Brought to me by an agent who works exclusively in the area.

Title insurance policies often have exclusions for municipal liens like this. 

@Pierre Alexandre Lidji You can purchase lists with different motivations like absentee owners, 60-90-120 days late on mortgage, pre-foreclosure, delinquent taxes, water cutoff, code violation, evictions, probate, divorce, etc. and mail or cold call.Other methods are driving for dollars, door knocking, wholesalers, craigslist, Realtors, FSBO sites, expired listings, put out bandit signs, billboards, newspapers, other offline publications.You can use pay per click/adwords, motivated seller website with SEO, facebook, Linkedin, Youtube, and other forms of online and social media marketing.If you have a big budget you can do radio, TV and billboards.

Some would call this a JV deal but you try to use a regular purchase agreement or  tie up with a exclusive or non exclusive contract.