I wanted to start with a cheaper property I could reasonably afford and also learn from.

If you ever are interested in a more affordable market I'd love to connect on what the Midwest has to offer!

It looks like you are doing an affordable build based on the cost but hard to say since you didnt provide info on the build itself such as square footage and finishes.

She's on a fixed monthly income and cannot afford home repairs.

I also got the deal analyzer, which was handy and a free t-shirt.

Check out this table: https://www.municode.com/library/ca/oakland/codes/...This is what you're looking for: https://www.screencast.com/t/Xkyp3OZWkI Oakland, for a building with 3 units or more you need to have a lot sized at 7,500 sq ft.  --- From the zoning code it says, an RM-2 zoned lot can have "1 unit per 2,500 sf. of lot area"If you don't meet that lot size requirement you'll need to make a request for a variance, then post notice about the desired change in front of the building.

Should I go ahead with stocks, put in T Bonds and then invest when things stabilize or invest in some other asset (real estate, agriculture which is also looking risky at the moment, something else I haven’t thought of)?

A VA loan is marketed to people who are broke and CAN"T put any money down because they have none to put down.  

It needed a rehab, and I just couldn't afford it. 

Lower property taxes, affordable housing compared to LA (CA buyers are usually cash buyers because what they net from their smaller home in CA can get them a bigger home here, often covered by what they net from their CA sale), allergies (smog), and politics.