This is one of the most common challenges in the LA County community on BP.

How can I structure this deal to protect my interests?

You may be safe to get non-commercial F/F adding up to 2 ADUs to a duplex even though by rule this does not qualify (in my area I have never heard of this being an issue). 

Hey TJ, welcome to the Forums.Wishing you the best as you work toward that first deal this summer!

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.The City of Detroit has 183 Neighborhoods we’ve analyzed.DM us if you’d like to discuss this logical approach in greater detail!

Best tips are take it slow and make sure you have significant reserves when you leave your w2 also don't buy a company car if you already have a car just to say it's for work.

I’d like to invest in this area since I am familiar and out of state investing requires more capital.

This idea of diversification is a very tricky philosophy to me. 

if they have several years of your returns this is something they might be able to help with. 

It seems like Southern California does not have this problem at all, there are many markets that just work.