My offer is likely going to be in the $195-205 range. 

Flex Space has a very wide range of tenants/uses.

I personally do not own an investment property near downtown Danville but I believe the fair price range for a two bed 1 bath is between $400-$500.

This range tends to attract both flippers and buy-and-hold investors.Rental Market Health: A strong rental market can also be a good indicator of investor interest, especially if you're targeting buy-and-hold investors.Research Local Regulations: Make sure to understand the wholesaling laws in any market you’re considering.

If so what price range??

I said yes and it closed last week.Yes there are motivated sellers in the OC still, even in the higher price ranges...Good Investing...

So looking into single family homes in the $400K range. 

I currently have a handful of single family Section 8 rental properties.Ultimately I'm looking to understand the best way or multiple ways of coming up with the down payment for something that’s priced in the 2M-3M range.

There are pretty stark differences within real estate (from the tax perspective) and a CPA that works with SFR investors may not be away of the vast differences with MFs or STRs.  

They are also mulit-unit buildings valued in a similar range as the one you are looking at.