Go to auction and be prepared to bid.  

Living in a four plexus would definitely entail some sacrifices, but if you can put up living next two three other tenants vs one, it is a much quicker way to snowball your first property into your second, third, and so on.

Finding leads might entail "driving for dollars", doing mail-outs, looking on craigslist, the newspaper, etc.

Be prepared for a lower rent in your financial model.

Nice collection of nuggets in which i can prepare for even before having done it myself.Thanks @Jason Magee  for the double down.

Be prepared to get an updated appraisal.Best wishes.

Be prepared to have him make a hundred offers at a price to rent ratio that does work for you in order to find the one deal that will close.

I know the seller will have his own feelings on what he'd be willing to do, given that a large gain/loss could have tax implications for him and his business, but I want to be prepared to move forward with whatever option is available. 

I am now going to live in one unit and rent the other two while I save and prepare to finance the next one.

Drop out and jump in feet first and be prepared to lots of money...