I normally recommend a turnkey single family home (3b/1-2ba)/ light cosmetic work single family as a 1st investment.

I guess I will take a step back for now and evaluate the MFU investing landscape for now. 

I have some lights on what to do, but I would love to know opinions from others!

Fix Flip- only do surface style changes- flooring, landscape, roof, windows, etc. 

REI is an ever changing landscape and you're chances for success are greater when you learn from and hear from others who have the experience.

There's also free services for tenants to pay their rent online which include some light accounting features.

That's it, but a) print out a page for each property you think is comparable, b) make the list of repairs long and inclusive of everything you've done. c) Put larger items first like kitchen remodel......and don't just say 'kitchen remodel', list things like 'custom backsplash tile/Bosch appliances/recessed can lighting/pot filler/etc. d) Cite the price/value of the work done, and don't be afraid to be generous.

Of course it needed some extra turnover work--landscaping, above ground pool removal, cleaning, trash removal, paint and other small amounts of wear and tear. 

As an investor, I value an agent coming to me with deals based on their in depth knowledge of the real estate landscape, networking, connections, and additional information they might be privy to. 

I think it's one of the most underrated ways to create value right now, especially considering California's difficult development landscape.