How far are you from achieving that goal?

Many options can be exercised to achieve your goals. 

If you are building from the ground up and need to finance the build, you may not use a DSCR to achieve this since this is a loan for non-owner occupied, rent ready properties.

Pair that 110% with a 1.00 DSCR minimum and you will likely achieve the loan you are looking for.Now, the group-home aspect is another story.

I'd also love any opportunities to add value while shadowing as I feel first hand experience is the best method to learn/grow/network.

Most Californians will just use living revocable trusts for holding assets to avoid probate and allow for proper estate planning, and then achieve liability protection through other means such as LLCs, insurance, etc. 

Or if you want to really gauge this, gauge the same math versus the the second or third cities in those states where the $400k is achievable where industry placement is quite possibly likelier.I know you are a fellow Redfiner, as am I, the migration is key.

Once I achieve that I will quit my current job to focus solely on this.

Real estate can be a powerful avenue for building wealth and achieving financial freedom.

I'm no attorney, but I suggest you make sure that you can achieve legal protection without transferring the title and the loan.