This is basically a math problem that will depend on both you personal finances & also how much of this is an investment vs you want a nice house to live in4.

Take a house that sold at a low price twice in the past.  

As of today, the house rents for $3,400 per month and my PITI is $2,500 per month.

I have a lender that will do cash out refinances even if no rehab was done on the property, using the higher appraised value the day after you buy a house.

The price point for a positive cash flowing single family house rental is typically 120-180k purchase price here so I am sure you'll be able to scale very quickly here with the capital you're working with.

You've probably heard of big Landlords losing property, but only because they were flagrantly violating Fair Housing, running a slum, or otherwise violating the law in an egregious manner.

If you are willing to do the work, the landlord can often be the first point of contact with housing assistance.

I believe it is limited/restricted in the city of San Diego for low income housing. 

Check and reset them daily to remove the dead ones and reset the traps.Poison is easier and works well, but the mice die somewhere in the house and you may have an odor problem for a week or two.

I saw once where a developer gave the buyer a pass on paying HOA fees till a house was built on a lot.