The good thing is that you are probably going to have the same access to material pricing that the level of contractor this job would warrant has.

Any experience levels are encouraged

I want to do limited forced appreciation(fixer upper) i.e. floors, kitchen, bathroom, paint.

I know I should meet with local people but I'd like to get my level one research straight before I waste someone's time doing Level 2 research. 

I'm looking for properties that are being auctioned off and also fixer uppers and anyone that is looking for JV.   

@Ray Slack To be more specific I am looking for general contractors that are knowledgeable in rehabbing dilapidated homes in lower to upper middle class communities (Home 20+ years old).

For your 6k per 4 unit capex what is the upgrade level and size of your property?  

Best deals buying in a hot sellers market like we have today is to intentionally buy a fixer upper.  

I would reach out to the tenant and notify them that you plan to increase the rent to market levels and ask if they'd be interested in signing a one-year lease at that rate.

so when I find that first deal I can pull the trigger properly.Getting started is tough since the barrier to entry is high, and the level of the market.Ideally I'll let to partner, JV on multi-family (duplex or triplex, commercial units.