Get deals done right and network with seasoned investors only on Bigger Pockets.

Inexperienced new flippers are buying whatever they can get their hands on at/above list price since inventory is so low and they don't know enough about the numbers.

Interest rates are historically low.

I deal in SFH with rents 2-2.5x the "low" end rents for my area.  

It has been up on the MLS for longer than I would like and is becoming a burden and I am worried with the holiday season right around the corner that we may get stuck in something that we won't be able to get out of. 

I'm independent, no debt, no student loans, very low tuition (with financial aid grants), rent of $500 per month, credit score above 750 and a small chunk of change saved up in the amount of $15,000. 

House hacking is also an awesome strategy in CA because you get to lock in low property tax rates and it is relatively easy to cash out the equity you build in a primary residence and use it to leverage your next property.  

I agree with Evan, you could buy a 4plex with a low down so long as the cash flow ratios are right.

Of course you could look at lease rates on Loopnet and Commercial Search, but I like the low tech approach of going to an area and walking into a business of a similar property and just asking them to be kind enough and help you with some market research and tell you how much they pay in rent.

If you meant more like what vehicle, I'm going to focus first on low end fix and flips and maybe do a house hack too.