New investor looking into commercial real estate

I've been looking for my very first residential rental of my own for over a year and due to not having a ton of startup cash (70k) and the fact that any good deal i found is purchased within days of being listed, I've had no luck. I work a M-F office gig but looking to supplement. Investing wise, I'm looking at switching gears and getting into multi family properties such as a smaller apartment building. Does anyone have any advice on best practices to fund that? Again, 70k of my own cash, over 6 figure personal salary. No LLC yet, so I'm at ground level and need some advice from a guru or two.