I'm seeing GRM all over the place right now. Just going off the "Solds" from the last couple of months on the MLS, a GRM from 13 to 16 seems like the typical range. I think the numbers get skewed a bit when you look at a say a duplex or triplex that is purchase as an owner occupied property. The additional units may simply serve to subsidize a large mortgage for the main house.
That said, you have to drill down pretty deeply on GRMs and cap rates in unique areas like Venice. I realize the answer is a bit vague but there is are differences between pure income properties and owner occupied 2-4 units.
Hope this helps.