Discouraged Newbie - is real estate investment possible for me?

[Emma S.]

Please help! I really need advice from seasoned real estate investors about the type of real estate and investment strategy to pursue: Here's some background info:
- Single mom & full-time caregiver to special needs child.
- Net monthly income: $3350
- Starting capital $150k
- Location: Orange County, CA.
- Desired Goal: purchase multi-unit and live in one unit. Buy & hold.
- Constraints: 1) limited time to go around looking for a good deal (unless online)
2) monthly income is all from child support.
Questions:
- Multi-units in OC are in limited supply and very expensive (upwards of $700k). The 2% rule of thumb doesn’t seem to apply here. Neither does the 50% rule. Should I abandon this idea?
- Re: financing, I assume lenders take into account a (conservative) estimate of the rental income from the other units, is that right? Also, will they accept child support income as the basis for a mortgage loan?
- Any thoughts on out of area multi-unit investments (e.g. Las Vegas)?
- If not a multi-unit, I'm not keen on a SFR. Am I doomed to a condo?

Really hoping for some guidance on what to pursue in my situation (just don't tell me to put $ in the stock market).