I don't ever recommend someone buy a property having never seen or been there.It sounds like @Dustin Hagemaier would be a great resource for you.

A bad manager can quickly turn a promising investment into a headache.Pro-formas look great on paper, but if the property isn’t managed well—poor tenant screening, long vacancies, maintenance issues, or hidden fees—those projected returns can disappear fast.

@Carlos OlarteCarlos, that’s a smart approach—ADUs and JADUs are great ways to boost cash flow, especially in high-demand areas like Orange County and Long Beach.

I've consistently written about the forces of nature and her current and future effects on the real estate market (even while often being ridiculed and politicized on this very site for it) regardless: I personally moved and invested in coastal Oregon in 2018 from Venice Beach Los Angeles partly as a result of the trajectory of climate and have assisted several clients that specifically purchased on the Oregon Coast for their own 'climate havens,' investment and future retirement homes. 

I buy to rehab and turn into rentals so Pinson, Pelham, Bessemer are a great fit for the areas and returns I'm looking for.

Any advice or guidance would be greatly appreciated.

I use the fix and flip tab and it's great it tells me my allowable offer and all the tools are helpful!

I second @Erik Estrada Chase offers great programs for business, multifamily, and conventional loans for commercial properties.

.) - but the other units have great tenants who take care of the place, are quiet, etc.

If you're in it for the long run you'll learn that management makes a good investment into a great investment.