I could do hard money with 5 year terms if possible, but I would have to get at least $20,000 off the listing.

@Todd Dexheimer thank you for the list of markets you like for multi family.

You may be able to buy a list from List Source, or a similar company.

Google search "poorest zip code in South Carolina," pick a <$60k listing there, call the listing agent, tell her you want to write an offer but your bank won't do <$60k, ask for a lender referral. 

I would also add real estate and bonds to the list as well.I think we are in a deflationary environment (i.e. too much debt and excessively low interest rates) and expect the value of most asset classes to fall over the coming few years.Like you, I'm saving my cash and hoping to buy my first rental property when prices come back down.Best of luck with your investments!

The attorney indicated there are foundation issues which are preventing them from listing it yet.Background - I am a general contractor and realtor.

When deserving folks let me know they will be late due to not being able to work temporarily I give them a social services list.  

Are you narrowing your list any or just mailing all absentee owners?

Scour the listings and begin formulating a plan of what you are looking for and where you feel comfortable owning.

Its rented for $1575 for a long term ( 2yr) lease.The Net Cashflow on the property, if financed ( 75%), is about $400/mo.Its now listed in BP marketplace.