I mean it sounds like you are either a high "C" like me, needing everything spelled out step by step before you can make a move (in which case, you need to step out of your comfort zone) or you're just pulling everyone's leg and you're just trying to pad your post stats.

Albeit, maybe a bit more leg work to get in the door than some of the other suggestions you might get. 

Multifamily (5+ units) that has been sold within the last couple years shows up as orange on the parcel map and it is easy to click between properties for statistics.

The lines I’d pay attention to are the aqua and orange lines; these are the more average home range and are better indicators of the health of the market.We saw month supply creeping up over the last few months, but now it seems stable.

It you measure the better investment by returns on your money, It seems out the gate the four unit would have a leg up in the competition.Next, which building is better suited to attract the tenants you are seeking?

I've found most accountants won't do that leg work for you.

Thus far I own a 2 Family off of South Orange Ave and in the 7 months I have owned it, it has appreciated 14%.  

Also, I'm noticing that those who are unlicensed and uninsured are much cheaper than those who are licensed and charging an arm and a leg for basic work.

Since you are in Anaheim, a trip to Orange County civic center in Santa Ana is not far.

@Shmuel Gertel I would change and yellow or orange walls.