Regarding types of properties - personally, I'd try to go for slightly more expensive quads or duplexes, basically look for the highest "sweet spot" of income/price I am comfortable with.

@Kristin Horowitz ,Just remember you're signing to owner-occupy the property if you use the sweet 3.5% down financing.

I think the sweet spot in any market is good "C" class neighborhoods with working class tenants.

He advertised that he would do the leg work to find a sweet deal and his target area is in the area I  currently invest in.

I like flix & fix even though I know there are a lot naughty stuff and a lot unexpecations, still I like to turn a less beautiful looking house into a place called sweet home to buyers and in the meanwhile I accumulate money for bigger project.

@Parker Cox - although the link below is short and sweet, it provides a great summary of rental info across San Diego county for mid-year 2015.

I was planning on keeping it short and sweet simply asking if they were interested in selling.

I have seen it way too many times where an investor makes a mistake or two.. a small mistake or two that can ruin their "sweet" deal.  

If you're a Jazz fan and want to go to a game my lender and I do give always for our clients every month and I'm pretty sure we could hook you up with some sweet tickets ;) We love helping our clients find awesome rental units and we have a great time doing it.  

For the most part anyway, there are always other considerations.If you get a sweet deal like 100% owner financing, you have to look at other factors of course.