Of course I'm doing this on my phone and the tag feature doesn't seem to be working (go figure).20% down is doable. 

Starting out with a three or four plex should be doable for you, albeit somewhat harder to find than single homes or duplexes.

Why is this more doable on larger properties rather than small?

So 4% and 30 year fixed is very doable, but your down payment would need to be 20-25%.

It’s doable but will be a bit of work for a DIY guy.

@Jason Holloway - There's definitely some seller finance opportunities in Sacramento; oftentimes, the terms depend on the seller and what they are looking for.During a transaction, you definitely want to ensure that an escrow or title company is involved to ensure that everything is clean with the transaction, including the actual title itself.The good news is, loan rates are at an all time low right now, so house hacking in Sacramento (either through a duplex or a single family house) is VERY do-able.  

The entrances aren't an issue with this property, we are working on financing for this specific situation, and we are checking with zoning to make sure the conversion is doable.

Is this something doable through agreement with the management company?

That is also time intensive, but doable.

There are some pockets that are doable, but out of state markets offer more bang for your buck.