If you can't find an owner occupant buyer, you'll likely sell to an investor. While that may be the way to go to, you will net less going that route. Investors won't pay top dollar, unless the place is just a complete a cash cow.
In a perfect world you improve the property before selling. That may not always be possible. Like Dan said, I think you need to get a professional to come evaluate your home so you know exactly what your proceeds look like from every direction.
There is always a market for distressed properties. The best way to sell it will depend on what the most likely buyer will be (owner occupant or investor). If you look at the property from an investors viewpoint, does it make sense? An investor will look at all of the expenses, purchase price, rehab costs, operating costs, etc. and the potential income, then see what the potential cash flow could be. If those numbers don't work out favorably at or near your asking price, then the only investor offers will probably be below what you want to get for it or you are left looking for an owner occupant.
Don't be discouraged by this. For first time buyers that can't afford a mortgage on their own, this is a great way to get started owning real estate. There are many financing options available, but they would depend on the condition of the property. Is it habitable now??? How did you determine the value?
The bottom line is that you need an agent that is familiar with multi-family properties to sit down with you and evaluate what you have, and then discuss with you the best way to accomplish your goals.
Once you have determined the most likely buyer profile, all marketing efforts should be designed to best capture that target audience.
Hope this helps
There is a decent market right now for fixer uppers much of it investors.
There is FHA financing available for home buyers that need repair money.