I've been specializing in multi-family properties for over 20 years, and during that time, I've personally acquired just four multi-family properties.

I inherited students when acquiring the property.  

Originally posted by @Chris Seveney:@Charles RobbinsI would say the ability to get a note and mortgage to acquire a home has helped a lot more people than it has hurt.

Asa result, we are seeking alternative methods for acquiring off-marketproperties.While we havedeveloped a robust system for identifying and pre-qualifying potential landparcels, one of the major hurdles we face is reaching the property owners.

I recommend connecting with fellow investors in the Cleveland area to see who they’re using to acquire their properties.

This is part of the cost to acquire.

While there could be avenues to acquire real estate creatively with less cash operating  real estate properly is capital intensive. 

I am using a conventional FHA loan to acquire the property.

Below is something we have in the works:-Looking at a property that is 3beds 1 bath-ARV once complete is at 250K-Repair costs = $40K-Working on acquiring it for $125K maxThanks for the input!

I am not acting in an agents role as I am providing the service to help the owners sell their assets, while enabling the buyer to acquire cashflow positive deals that banks are not providing with current rates.