Join a 100% commission firm.

They may possibly go owner financing, but doubtful they will owner finance with zero down since they have realtor commissions.  

He also normally gives a discounted commission price to the seller allowing for the possibility of bigger discount and a lower price to the buyer.  

Customer service before commission. 

I would use that money in addition to traditional media for things like commissions, buying out leases ( this is where you offer to pay someones lease off if they move now), promotional gifts, you can buy a flat screen tv for pennies,  paying for moving costs, etc. 

It's not a deal but understand this.5% is not enough down.The seller has to pay a commission to the broker and replace their cash flow if the property is making money. 10 to 15% is more reasonable as it helps seller pay for commission and closings costs with attorney or legal and puts a little jingle in the pocket.The 10 to 15% is still better than the bank at 20 to 25% down with short balloons of 3 years and 20 year amortization rate.Sellers often think since they are offering owner finance that they can sell a crappy deal at an inflated price to a buyer and it is acceptable.

Even tho listed properties are typically high right now, we are still getting REO's and Short Sales under contract; granted, this is by making lots of offers, and giving up both sides of the commission many times.  

But this time, you have a 8 units bringing in additional cashflow, appreciation and mortgage amortization.Take note that selling all your SFH might not get done in 2 months...Also, you'll have to deal with the tenants or sustain empty homes while trying to sell them, pay commissions to broker, etc.

Any bonus, commission, or variable income will need 2 full years of documentation to use.3) I am a lender/investor who would with Multi-family

As an agent I have no problem selling FSBO properties but is a seller expects me to do the work for both sides of the transaction for one side worth of commission they are deluding themselves.