Then save up as much as you can and buy a small 6-15 room motel or partner to buy something largerHotels are really expensive to get into as well.

You may save a few thousand dollars going this route, but may lose a few hundred thousand dollars if you are not dialing in on your strategy and numbers. 

So if the homeowner saves energy or goes on a long vacation, they still get charged 100%.

Virtually only ones to have not done well in San Diego RE were those over leveraged at inopportune times.If you want To invest in San Diego, I suggest you save more before starting.  

My suggestions would be in this order:(a) Determine the type of financing you qualify for - this will short cut the process considerably and save time on investment angles and next steps.

Have quite a few out of state investors that we've worked with to get them great cash flow and tax savings. 

Then I save that amount each month in reserves until I need them.

They might be able to save on fees going that route. 

I have been doing the anakysis on several rental properties and saving the results.  

I saved up the down payment for a few months and have a few remaining as emergency funds.