Also, What do you think a worth-while home would cost at a general small-town tax sale? 

Michael Trueba Right now I am looking for small multi family investments.

Looking for some help in my search to purchase a small multi-family as my first investment property :)Thanks in advance!

I have a lot of confidence of on-going short-term rent appreciation (next 5 years) but less confidence of significant on-going property appreciation (I expect a leveling off but am not real confident of any prediction).High end homes (bigger and more expensive) have worse cash flow than middle class or working class homes.Note a small multiplex or your 16+ unit will experience similar rent and property appreciation to your SFR and have better initial cash flow (it will be poor initial cash for San Diego but increase with the rent appreciation).To summarize, SFR are not the best buy n hold investment option in San Diego. 

I also work part-time as a realtor and help a small real estate company on the side. 

I am not sure if this the correct forum to start this discussion, so please feel free to move it as needed.I am looking for some advice regarding a 2 family property that my parents have owned for more than 15 years in a small, rural town in Pennsylvania.

I currently own and operate a small distribution company that sells hand tools.

Schedule tours and ask them to make offers.The same approach applies to my 350,000sf warehouse project or the 1,000sf small user space.If you have the time and energy and willing to make the effort, you can do it. 

I am mainly focused on SFH and small Multi-Family preoperties.

I have a portfolio of SFH's and small multi's and would be happy to help in anyway that I can.