We're at extremely low inventory for multis.Between house hacking clients and traditional buy and holds, less than 10% (maybe even 5%) are buying single family (detached homes, condos, and townhomes.) rather than multis.

You can be proactive by choosing other segments such as Seniors with Long-time Ownership (ready to downsize or transition to assistance) or Homeowners with Low Financial Stability Scores (FSS).The key here is to let them know how much easier it will be for the owner to sell to you rather than putting it on the market to sell the more traditional way.

If you are a devout Christian/Jew/Muslim/Atheist, try to find someone with the same beliefs.Lease Agreements are easy to find online but you should look specifically for roommate agreements.

It's a traditional row home, so it beautifully fits the historical spirit of Philadelphia.

The catch 22 for me is not knowing whether to do this and pay the higher interest rate for a "just in case" scenario... aka winning bid on an auction property, super quick close..... or go the more traditional route, less risk, lower interest rate.

You need a diverse approach.Realtors, MLS, Craigslist, Zillow etc for people who have already taken the time and money to list their property the traditional ways.Website with good SEO to attract people actively looking for a buyer online - and entering the keyword searches you optimize for.Mail to off-market leads.

They are also usually doing a lot more volume than a traditional owner/operator.

Investors who are unable to get financing from a bank/traditional lender? 

You put down 25% of the purchase price as a down payment and finance the remaining 75% with a traditional mortgage from the bank.

Local traditions dominate.