I don't want to allow pets in the house but the property has a big fenced yard ideal for a dog.

@James KojoThis is good question, I also had this exact same question in mind recently.It looks like a lot of good commercial MF deals come directly from brokers before it hits the market i.e. loopnet.I read several people saying that deals go to loopnet to die...

Are you working with a Realtor, or negotiating directly with the seller?  

I would like to live closer to work and buying a multifamily property around Orange County would be ideal so I could live in one of units and rent out the rest.

I'll reach out directly.

Having one's vehicle(s) towed is a direct punch to the gut, it hurts no matter who you are in life. 

They need to change their methods and deposit directly to your bank in person or to you in person if their current process isn't working.  

Direct mail and door knocking have worked very well for me.

How do I get direction?  

My initial plan was to flip it, but due to the uncertainty of the market direction at the moment, I decided to keep it as a rental and refinance it to cash out my investment cash: 70K + 5K Fixed Costs + 25K Rehab = 100K 125K x .8 = 100K the #s makes this a solid BRRR deal.