I am looking for both stable or value add opportunities in these markets.

He working a consistent job for over a year now (truck driver)He will not be able to qualify for traditional financing but he make the money to afford the payments and he is tired of renting.I am considering doing seller financing on this because I want to sell this sfr because the neighborhood has declined a bit but seem to be stable now.

Stable market?

You might need to settle for more modest returns in order to operate in such a stable area.

If the apartment is destroyed then your equity also vanishes.If you are finically stable then it isn't too big of a deal.

OC multifamily also seems like a fairly stable rental market.

., but also not looking to buy off the shelf from the local big box stores.

I'm interested in CS because it is a hot market and seems very stable compared to others I'm seeing right now.  

Another choice is to find a couple of investors who are stable, and provide longer term financing than a hard money lender. 

I've done some preliminary internet searching for a system but with the abundance of cheap technology out there am having a hard time determining a good stable solution.