Find the people that are in some sort of distress who will be able to let go of the property along with some of their equity for a quick sale.

The second problem is that most multi-families in the area are distressed meaning I have to factor in some repair money in my calculations.

Best bet is to find distressed properties and buy directly from bank that holds the loan.  

If they ask why you need it, you can say that you are an investor who tries to help out property owners in trouble and help get vacant and distressed properties back into productive use.Sometimes you will be told there is no list like this.

That's because while there are 'value' markets, particularly around the East Bay area, the real good deals that would satisfy the 2% rule as a screening filter tend to be opportunistic listings (e.g. distressed/short sale, divorce, BRRR).

VA (if you've been in the military), FHA, or rural development can get you a property with little or no money down, but you'll need to live there...and there may be issues with "distressed" properties not qualifying (although just outdated usually will). 

Maybe if you find a distressed property and/or a seller who isn't particularly interested in getting their cash out you could find a way to work the deal so they have a monthly income and you take over the home?

If you go this route, you may be looking at all cash purchases as a lender will not loan you money on a distressed house.  

On 5-6 O'clock which is the bottom of the slump you can also pick up some good bargains at near rock bottom prices from distress sellers.We are do for another global financial crises and according to international "Experts" it should be in the next 1-3 years. probably starting in Europe or the US, unless a wore start or something like that.Is that satisfactory answer for you @Timothy H.

Say, "We buy distressed properties, inherited homes, and foreclosures" above the line "We're here to help."