My primary business model is helping out of state buyers acquire performing assets and then offer management services as well.

I am exploring other options of partnering & owner financing through a private cash buyer, etc. but my goal here would be to use the equity I have in my single family to purchase an owner occupied multi. 

When the interest rates go up a few times in 2018( say 5% or higher), gas price go up most buyers will freak out.

I'm a cash buyer in that area ;)*** After looking at the house you bought in Beloit.

I would like to find an agent in the Harrisburg, PA area who can help me with this and doesn't mind working with a beginner investor/first time home buyer.   

Where do you find the buyers for them?

I think direct mail should be directed at those sellers with a need to sell and or cannot sell to a buyer that requires minimum down owner occupied financing and or have the time to.

Now that I have my first deal under my belt, I’m looking for my second Multifamily so I’m hoping for a crash or at least a dip in prices so the buyer has the upper hand.

I'm not saying it isn't worth it I'm saying it is the buyers money. 

Trying to estimate this because the seller has requested the buyer pay all closing costs.