You should try to find an active investor-friendly agent who is consistently sending you deals through various lead sources they created over time.As you continue to work with them, you'll build a relationship with them, and they'll send you these deals before everyone else.Another strategy you can try is looking for wholesalers.

Could I build a fourplex for 5% down? 

For newly constructed, purchased or renovated properties and also retroactive generally over the last 10 years, building components are properly classified into individual units of property and accurate recovery periods for computing depreciation deductions.

The best way to mitigate that is to BRRRR and build some equity for a cushion for them. 

If you are buying the $1.5M+ mix-use buildings the buyer pool is much smaller and there's far greater negotiation power on the part of the buyer.

There are two hospitals with one of them currently building a medical school to be completed March of 2025.

One of my favorite ways is by going to your local plumbing/electrical/building materials supply houses and speaking with the counter person(s). 

We’re trying to close on a seller financed mixed use building.

Also to cash out some funds and start a build in Cabo... 

These things all said, when we were in the beginning stages of building my portfolio we bought anything that met our criteria.