New Investor | Tips on Acquiring First MultiFamily Property

Hi all!

I'm trying to get into my first multifamily property. Ideally, between 2 and 10 units. I'm in need of some expertise on how the whole raising money situation typically goes.

A little about me: I've got 2 kids and a W-2 with not a whole lot extra cash to deploy. I don't think I'll be able to swing a down payment myself (even for a duplex). I'm willing to work with capital partners in a JV scenario, but have no idea how to even approach them with a deal. My thought process is once I have a quality deal, I can then start looking for investors to fund the down payment, renovations (if needed) and closing costs. But how do I go about finding these people? Also, what about the earnest money? A lot of agents want proof of funds and an EMD even before submitting an offer. If I don't have a deal under contract, how can I approach an investor with said deal.

Any advice is greatly appreciated.

Thanks, Jeremy