With the internet auction it is not rare to see hundreds of bidders per property.There are still some niche where you can get some good deals.In my case in Florida I only buy tax certificates (liens) and get some good returns (18% in general but sometimes way more if I’m lucky).

lol There is really no reason for us to be only 15% off the top on S&P (Nasdaq stuff got even closer).Check this graphic, re: Fed's helping handpicture comes up too small on BP. full one here: https://seekingalpha.com/article/4332374-sentiment-speaks-fed-please-stop-helping

I am browsing the internet looking at multi family investment opportunities.

We've seen some crazy stuff in leases (like landlord supplying all utilities plus internet services in an area where this is not common at all). 

I find myself taking both sides of the "Rent Payment Rate at 95% of Prior Month" headline from an article like this.

It might cost a bit but it will save you from expensive mistakes.Advice you may get from Internet posters is worth what you pay for it :)

.: If you want to read an article of why the market is on the brink of a recession click here.

Just confused on what to do here... do I need to talk to her lender about the lien, I have scoured the Internet and YouTube but the best answer I’m getting is a subject to but without a mortgage, and only a lien... how can I do this?

Check out this BP article about Capex- see link below.

What I'm referring to is such professionals as property manager, insurance and loan broker, attorney, accountant and etc.As for ways to find such properties, read up the following articles: https://www.biggerpockets.com/blog/how-to-find-off-market-multifamily-dealshttps://www.biggerpockets.com/blog/10-things-investors-should-know-before-jumping-into-multifamily-housing