While it doesn't meet the 1% rule it's in a stable, desirable area that'll perform more consistently for you over time so it's worth the tradeoff in my opinion.

That's a great place to adjust to the area and meet other investors.

I have family in Pacifica and there might be some local meet ups you can talk about what is holding you back.

I would get active at some local meetups where you can meet other housing providers to get a lot of these things answered.

Quote from @Joe Mills: You are exempt if you meet one of the following requirements:Owner-occupied buildings Properties with four units or fewer that are owned and lived in by the ownerSingle-family homes Homes that are sold or rented without a broker by the owner, as long as the owner doesn't own more than three at onceIf those don't apply, then you must abide by Fair Housing and you must make reasonable accommodations for people with assistance animals.

I walked, knocked doors, meet people, shot-the-breeze on the lawn. 

You have come to the right place to begin your investing journey.Have you looked into attending local meetings and joining Facebook groups?

If you meet this criteria stop wasting time keeping receipts!...

.- SS rule - self sufficiency rule - gross rents of all potential units 2-4  X gross rents at 75% needs to meet 1:1 or 100% of the monthly PITIA payment or greater.

Meet up dot com is awesome.