I would strive for a rate around 5-6% amortized over 20-25 years with at least a 10 year balloon.

I will keep grinding and strive to the top.

I know that every person needs to have a starting point, I am just striving for the best.

For the past four years, I have been striving to not just be an investor, but build a full fledged business around something I have become passionate about.  

I've also always been very apprehensive about the possibility of n'er-do-wells that 4-plexes seem to attract.I've always strived to be the type of landlord that helps the community improve by attracting the best possible tenants, paying extra for quality of living and keeping great curb appeal by paying for good landscapers, etcetera.

We strive to be on good terms with the neighbors, however :).I am having my mother qualify with her income and credit. 

Strive to be that kind of investor, then live wherever you like and invest there locally.

If you strive to be good at what you do, you will make money. 90 percent only want to make money and see the business side of things as "not fun" "boring"Hence they are willing to part with what little "powder" they have left to not have to work/be good at something.

if its a business entity it makes sense to me that every LLC should be set up with D&B and strive to get a positive credit history

HahaI applaud you for striving to build a lasting legacy for your family and believe Real Estate is certainly a great means of achieving your goals.Let me know if you ever have any general questions about REI/SoCal investing or if you ever want to consider venturing down to San Diego to invest.Best of luck!