HEY, I need some expert real estate investor advice.?

I'm trying to purchase a rental property, 4 plex preferred. but i'll take 1 or 2 unit to start off. I'm currently a loan processor, so I have direct quick access to the lenders, I have a 747 score although im a FTHB. My boss who has great credit and a long track record in investing is my co-borrower. I qualify for a conventional loan but i must put up 5% and I have to have 2-3mths PITI. I figure I can accumulate the 5% and the PITI if I get a Ballon payment loan (which i also am qualified for) and save up on rental payments but the balloon loan amount needs to be 65% of the comps. Now the biggest problem is getting a deal that fits this senario cause i go online, go through the paper and the houses whos numbers work are always gone fast. Now I can easily provide a pre-approval letter fast but it seems good houses get swooped up super fast, i seem to never get a chance either theres too much competition or my offers are too low. how do i get an edge to at least get that first good house

Go to a LARGE Real Estate office and ask to place a "wanted" poster in the mailboxes or speak at a group meeting.

Find a real estate agent who works a lot of hours and stays on top of the MLS. Also, the paper may have a website where they post faster than the printed paper. As a new Investor, you will have a harder time getting the best deals. Many realtors work with investors and when they see a good deal, will call immediately. The first one will be the hardest.