.-  Some of the larger maintenance costs that capEx covers such as: are driveway, siding, and roofing/shingles is covered by my HOA. 

Could be anywhere....probably one of the larger cities....DFW, Austin, Houston, San Antonio. 

The TIC setup would not be feasible for a smaller investor in a deal, but a larger investor would be, due to the extra steps required. 

You could try something like Bungalow if they cover that area, if not perhaps an agent that only manages a handful of properties instead of a larger company that already has their systems set up for individual units. 

Do people try and get a larger multi-family at this point?

I *wish* I could be househacking a fourplex, but I have a wife and a kid, so we needed a 3/2 and I couldn't find a fourplex with anything larger than 2/1's.

As I have now done two larger multi-family deals out of state.

There is drastically financing requirements as you get into larger properties.

Geometry will train you in the ability to thin through a problem, and multi-task through that problem. 

But all I'm asking for is some shred of evidence that Prop 13 is the first step of a larger plan.