The TIC setup would not be feasible for a smaller investor in a deal, but a larger investor would be, due to the extra steps required. 

You could try something like Bungalow if they cover that area, if not perhaps an agent that only manages a handful of properties instead of a larger company that already has their systems set up for individual units. 

Do people try and get a larger multi-family at this point?

I *wish* I could be househacking a fourplex, but I have a wife and a kid, so we needed a 3/2 and I couldn't find a fourplex with anything larger than 2/1's.

As I have now done two larger multi-family deals out of state.

There is drastically financing requirements as you get into larger properties.

Many solid and popular books about rental property investing have already been recommended here, so I'll suggest some less obvious reads...Liar's Poker (Michael Lewis) for pure entertainment and a primer on how Wall Street supports liquidity in the housing market.Home (Witold Rybczynski) to appreciate the many different ways people want to live inside their homes.What Every Real Estate Investor Needs to Know About Cash Flow (Frank Gallinelli) to understand when and how to deploy key financial metrics to make better decisions.Handyman In-Your-Pocket (Richard Young & Thomas Glover) to be your own handyman and/or check up on contractors and subs you hire to work on your rentals.Have fun and don't forget that you'll learn more by doing your first actual deal than you will from all the books in the world.

Can anyone just give me a wording of liquidated damages for general contractor contract if project not finished on time?

But all I'm asking for is some shred of evidence that Prop 13 is the first step of a larger plan.

Thanks I am working on one of these right now but in a much larger city.