They live in a semi HCOL area called Torrance (house is in a good zip code 90503).

You have multiple who do this for a living telling you how it works.

Consider using an FHA loan to secure a 1–4 unit property with just 3.5% down and take advantage of tax benefits by living there for at least two years.

The kitchen, living room, and bedroom are one room, the laundry and bathroom are together.

Quote from @Roxanne Whitaker: Please be aware if you buy an investment property and do not live in MD, when you go to sell it you will pay an 8% tax at settlement. 

My most trusted and often used contractor who lives in the area, and is practically a friend is the emergency contact.   

From Brooklyn to Florida and Mississippi, your expertise as an investor, agent, and designer is impressive.We’re excited to have you here and look forward to learning from your experiences as you work to change lives through real estate.

They're investing tons of money into those areas, and attracting a lot of good renters who work in the medical profession and will pay good rents to live close to their jobs. 

Quote from @Jemini Leckie: Hello, I am trying to understand the Orem, city code to determine if I am allowed to rent my basement ADU that I currently live in two a couple cousins and their friend.

Also something to note, I live in the North Fort Worth area and be aware that there is some school district drama brewing in Keller ISD that covers much of 76244 and 76248.