Apparently, the small remaining 2% did not have the means or have the career success to partake in the 'white-flight' to neighboring Buena Park, Irvine, etc and are barely hanging on by a thread and just relying on the low cost of living from Prop 13. 

Unless you expect your income to rise exponentially in the forthcoming years, maxing out on a single family could hinder your ability to partake in REI down the line whereas a multifamily may actually strengthen your borrowing ability and allow you to scale your business if purchased correctly. 

if it happens well obviously those that can partake get the benefit but there is a lot of despair as well. 

Other bigger deals I have seen investors partake in are office buildings, motel/hotels, retirement centers, and development and I am open to all of them in the future.

It helps me think of other creative ways to partake in deals.

Millennial buyers are more likely than other generations to partake in this. 

Most of what your asking should be directed to your managing broker or principal broker.. get their blessing first then work backwards.. this type of activity can be a huge liability to your broker and they may or may not want to partake... get that squared away then you have a road map you can follow.