Look for appreciating properties, which to me are usually single families. 

I like investing in Single Family homes and I'm thrilled to kick off a discussion on the incredible world of single-family investments.

Proximity to Lake Tahoe:- Around 15 million people visit Lake Tahoe every single year. - Reno/Sparks/Carson City/Gardnerville parallels the entire lake, and is only about a 30-45 min drive.  

Maybe even IO products?  

I don't know what you mean by you'd bite, nor why your asking me to humor you but here's one of the deals I'm looking at.2 bed 1 bath single family house for 30K, 8% interest rate means $222 a month to the bank, and HUD pays $590 a month to me.. $368 a month profit. 

For example in city of San Diego you can designate a few units as affordable units and build 15 units in a single family zoned area.

Does anyone out there have any companies they have worked with that offer this type of product?

The two duplexes were listed as a single purchase, but the financing went sideways when it came out that each was a separate parcel.

With 5 units on 4 properties, it sounds like you're single family heavy buying highly distressed properties that take time to renovate. 

I would say, a smaller few person firm (or single person) would be a better and more economical fit for something small like this.