I currently have a 30-yr fixed rate mortgage on a single family home that is my primary residence.

Buy a single family home with as many bedrooms as you can afford and live like a college student for as long as you can. 

To avoid problems, it’s best to add these locks after the appraisal on a turnkey purchase or after the refinance is complete.Also, most DSCR lenders will assess the property’s market rent as a single unit rather than the combined rents of individual rooms.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

If you're looking for a Single Family (1/1) in a B class area $125k-$145K.

Can function as either co-living or one large multi-generation single family house.

I successfully operate a small portfolio (3 duplexes and three single families) out of state and a good  property manager is essential. 

They don't appreciate fast like a single-family home might in this area.  

Second, single family homes as rental investments are not generally sustainable in Sacramento, as you've quickly learned.

Maya in NNN single tenant there is the loan you got when you bought the property.