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.

Single family, 2-4 unit? 

@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.

Ideally, I would like to buy a 2-4 unit, but I'm not closed off to a single family and renting out the rooms.Any advice would be greatly appreciated!

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

-If you have a single family home with a guest unit, you are likely going to sell at a higher price to an end user.

But to buy land just to add more units, for me is a pass.

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

However, driving rents higher will likely take a significant amount of cash to upgrade the units.  

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