Multifamily Vs Single Family Sacramento Suburbs

Hi Experts,

                        I have been looking into purchasing a single-family house in Sacramento below $425K. With current market conditions does it make sense to invest in Single-family or Multi family houses in Sacramento? I know cash flow is not going to really work here but I am not looking to have negative cash flow so anything that can break even should work. I am looking into holding this property for 10+ years so looking for appreciation. 

Also when it comes to investment does it make sense to invest in a newer house in a newer community where HOA etc exist or any older house.

Some insights will be really helpful.