and am interested in exploring working with investors to enhance new properties or renovations in exchange for knowledge and a cut after expenses.

Not the cheapest for sure but not the most expensive.  

I want to buy/Invest in Real estate, my problem is – If I buy sometime to live myself then it has to pass in my criteria, near to My office, near to My friends place etc, which makes any candidate home way more expensive.I am thinking of buying an investment property while living in a rented home.. again Seattle market is very hot (the way I see it ) because rent you get it lesser than your monthly expense for that house.

Affordability of housing is a big problem for median income earners, with most of them being pushed to the suburbs and beyond to find quality affordable housing.

Less calculations before buying as most expenses are taken care of by the tenant.Enough reading already go get you first property as there's no better time to start then now.

I have $40k in savings and very low living expenses.

You will have to stay in one  of the units for at lease a year , but the great thing about this is you will the income from the 3 other units to hel pay down your expenses on that property

Many landlord will install separate utility meters in multis to off load this expense. 

Since I started wholesaling houses in 2012, the median resale price of houses my customers have bought from me is over 105% of my published ARV.  

Also you'll get more depreciation expense depreciating the appliances over their shorter useful life than including them with the house at 27.5 years.