If I were in your shoes, I would find a local cash buyer who may have experience with this type of transaction.  

This amount of money will vary based on the size of the transaction ... but you can assume it will cost $2k-$3k at a minimum.

Don't sell and pay transaction costs and taxes when you don't need to.  

How does one cross over into the large multifamily properties without having the down payment? 

Do they make full disclosures to the seller, the title company or others involved in the transaction?

Particularly in an off-market transaction with no agents involved.  

I live in Baltimore County, Glen Arm, and have done transactions in Columbia and a ton of them in the County and a couple of tons of them in the city as a family business, controlling and selling houses and commercial properties.

@Stan K.you may have already found a lawyer and accountant in SF, but I highly recommend my CPA JP Cross at jp 'at' taxninja.com.

If you paid $120k for the property and can actually get $60k-$80k after transaction costs and taxes then I sell. 

@Patricia Bercy Your better bet is probably to cross the river & invest in PA if you are set on multis with a max price of $100K.