I am currently looking for a quadplex, in a specific area, and it needs to be a deal because I am just starting. I figure only way for someone with my limited buying power to find deal is by reaching out to non-sellers.  I have been spending my time on Craigslist, searching for middle to low priced rentals, that have been listed for rent for a week or more, that have bad pictures or something to make me think they are a small investment group, or even one person. Possibly they have outgrown these investment buildings or are in the process and haven't thought to sell them yet. I explain I am looking to find a win-win deal off market and ask if they are interested in chatting.

Anyways, ive reached out to many people, and have actually got a few responses! 

Most that are "interested" are similar to this: "I appreciate your interest and reaching out, however, I have not thought to sell yet - but could be interested if the price is right"

Im wondering 2 things:  

     1. Any advice on how to find a deal where I can get the discount I need, but the seller (whose also an investor) can also get the deal he/she needs? Obviously from the pictures, the length unrented, etc. that the investor isn't capitalizing with property...

     2. What NEEDS to happen if there IS a deal discovered? Do we need to find a broker? Do we agree and just exchange $$ privately? (Again, I am a noob - a highly motivated noob). 

     3. I will definitely schedule a time for my contractor to walk the site, but anything else I should do before shaking hands?

Thank you for ANY ADVICE!