I’ve got 31 units, and I’m sure there’s 4-5 other landlords with 15-50 units in my area.

I live on the main unit. 

Single family, 2-4 unit? 

If your goal is to maximize cash flow, look for properties where you can live in one unit and rent the others at market rates.

I don't know the laws in Australia, but in the states, you can usually get a low down payment loan if you will live in the place and you can do this up to a 4 unit and rent out the rest.

Make sure they fit your communication style and prelease the units.

You are out in Cali so it is tough to get a good cash flow deal but if you have a comfort level check out states Like Indiana, Ohio, Florida, Las Vegas, Tenn, Georgi and a few others.Unlike Cali you can still find a decent 2-4 unit in states Like IN, OH and FL for under $250K with rents at or above $1250 a door.

@Steve Meyers I’ve been running this with some success with a local cincinnati agent on 2+ units and nationally with a commercial broker for shopping centers.

Ask how many units they manage and how much experience they have.

Quote from @Tristan Kelly: Investment Info:Small multi-family (2-4 units) buy & hold investment.