After a lot of research it doesn’t seem like single family investing is very lucrative, unless you score a killer off-market deal.

Thank you for your advice, Jason.I agree, A cash-out refinance is indeed a viable solution to my problem.My main concern, however, is the tight timeframe I'm dealing with rather than the availability of funds per see.With an additional three months, I could potentially refinance my other properties to raise the necessary capital.

What made you interested in investing in this type of deal?

NO, do one or two, then worry about a CPA, You are months and months away from even doing a deal, Get one 1st, everything else is easy 

Now I have to have a sitdown with this potential and try to iron it out in order to seal this deal!

BP has various tools to help you analyze your deals (rentals, flips, wholesale, etc). : https://www.biggerpockets.com/investment-calculators7.

Real Estate is not an emotional business but rather a numbers game.

From there, know your ARV and guage what you want to offer to make the deal make sense for you. 

I would like to find multi family (5+ units) to invest in i just dont know how to find the deal or structure it. 

It is late for this incident and not actually dealing with the issue, but that advice will help in the future!