@Nathan LenahanI have been following your progress on your flip.

The going well part is work in progress but the most important thing is that I love what I do.  

If the place is bringing in steady income, doesn't need much work, and has all the units rented out already, the seller may not be so willing to negotiate their price.

You should.Working with real estate investors in ongoing business relationships can help you create a steady stream of income without incurring the marketing costs typically associated with customer acquisition.

My primary residence in CA is listed for sale now, and I will have plenty of cash when it closes.Just looking for general advice, questions for sellers (especially FSBO,) how to effectively lock the contract up pending the sale of my primary residence now, and any other advice/information you may like to volunteer.Please let me know if I forgot to include any critical information - I'm still learning a lot.I'll keep everyone posted on the progress.

Would the same also be true for du/tri/quadriplexes regarding progressive decline in value and less appreciation?

I am a newbie real estate investor and in my first year have purchased, rehabbed, and established steady cash flow on 4 units.  

You might try calling there to ask if they could refer you to some of their steady accounts.

@Fred StevensonIf you have a steady income and are in no hurry to "retire"If you prefer to go after appreciation rather than cash flow Then the best play is to save up capital now and wait for the next crash.

Anyway - all my rambling aside - hang in there, keep everyone posted with your progress, and most of all, don't give in to impulse to just do *something*; keep searching, hunting, and looking - and you'll find what you are looking for that meets your criteria.