I have plugged in the numbers for one specific property, and the cash flow meets my minimum requirements, but the cash on cash return does not because the minimum down payment banks require.  

Instead of looking for multifamily specifically I am toying with the idea of purchasing a single family and then converting it to multifamily. 

We investors are the experts in the Real Estate Community and seek to protect and enhance our reputation by keeping sellers informed throughout the entire process.In terms of a “subject to” transaction specifically, it is in our best interest as a growing real estate investor to make all mortgage payments and to do so in a timely fashion for multiple reasons:One of the first things we will likely do upon acquiring title to the property is make repairs and upgrades to the property.

@Jordan Northrup, Sorry to say but securities are specifically exempted from 1031 treatment.  

More specifically I am looking to assist local (Prince William, Woodbridge, Stafford, Fredericksburg, Spotsylvania) investors find their next deal and put it under contract.

Am I looking for a specific type of probate or does any probate constitute a lead?

The following is not legal advice, and is only intended to guide you.I don't know anything specific about Philadelphia. 1031 IRC is a federal law.

Also have specific questions and a direction that you are going.

In that case, unless the selling agent specifically agrees to reduce their commission, and signs a legal document stating so, it won't do you any good to forego using a buyers agent.

I am curious as to which specific podcast did you really find helpful or interesting.Just looking for people's opinions .Thanks in advance!