For instance, I would probably not invest in Old Fourth Ward anymore, because those home values have already quadrupled and I'm not sure if you could make a decent return on your investment.

There you go, now I've given you the opportunity to talk extensively about yourself in a constructive manner :-).   

For instance, if a mortgage is 4.5 % right now and you offer 5-6%, they're not going to find that in many other places right now and you should market it as such. 

That way you don't lose TONS of money with:Hard money WILL have regulations on credit and incomeYou will have to get an appraisalYou will have to show experience with previous investment properties (My area requires 4 deals)You WILL owe that balance at the end of the term (If not you will get buried in extension fees) POINTS!

I am in the middle of 2 flips and 2 extensive remodel/make ready's for rent and I am drowning in the management of projects. 

I have been on bigger pockets for months now and I have been doing extensive research on the niche I want to get into (buy and hold or BRRRR).

@Jessica ScottI work extensively with Bay Area investors like yourself looking to buy multifamily in the Sacramento area (still operate there with a team), and can tell you there are some specific things your agent is going to need to know to help you accomplish this.1) Ask them how many investors they have helped purchase multifamily propertiesThis is not a single family or owner occupied scenario.

I have taught people with lower marketing budgets how to pull them on their own, and I have an extensive guide on how to do so. 

For instance homes built pre-1955 get a small surcharge but homes built pre-1930 get hit with a larger surcharge.

We've spoken extensively with experienced mobile home investors and gone to several seminars and conferences for it and actually just got one under contract.