I'd even recommend looking up on public records of some beat up small family in the area and calling them personally to see if they would sell you their property that needs work, especially if they owned it over 10 year, that usually means they are tired of it, and investing in bigger projects. 

Investment Info:Small multi-family (2-4 units) buy & hold investment in Elrod.

I was going through the price history on a commercial property my family owns.

So I have done a fix and flip with two even split partners before however they were a family and a friend so it made it really easy (in my case) to work together and get the project done.

Investment Info:Single-family residence buy & hold investment.

I have a family in one of my long term rentals.

Investment Info:Single-family residence buy & hold investment in Miami.

I'd start by telling them you'd like to rezone to multi-family at 20 units per acres and see what planning says. 

This is on single family homes, which have no rent control.  

I like the idea of investing in multi family (4 units and under) and maintaining the stability of a fixed 30 year mortgage, however am open to all ideas.