Ideally I would like a property with 2 3-bedroom apartments and an additional in law apartment .

What made you interested in investing in this type of deal?

I imagine in my head wholesalers have a folder in their computer with several types of contracts.

The other risk I see is if there are layoffs of the middle-management ranks or high tech programmer/analyst type jobs move offshore.As you move down the price ranges and even on the higher end price ranges, if they are priced right, they get sold, get sold pretty quickly, and still getting multiple offers.   

Depending on your price point, I can direct you to communities and types of homes that would be best suited for you.

A fix n flip type loan may be the "easiest" but a conventional loan will still be cheaper. 

What type of mortgage are you refinancing into ? 

To overcome this, consider widening your search to surrounding areas, exploring different property types like condos or townhomes, networking extensively with local real estate professionals, and thinking outside the conventional options, such as renovating older houses or adding accessory dwelling units (ADUs) on your family's property.

Ideally, you want one bathroom for each housemate, and you don’t want more than two people sharing a bathroom.

These type of loans have the least requirements and are usually approved based on the investment property alone and not the income of the borrower.The highest interest rates will be from a hard money lender.