Try to buy something with detached garages.

As far as waiting until you graduate: either option would work but I would imagine your biggest obstacle at the moment would be that you do not have a set record of wages from an employer.

They are far more common now and harder to find models without but:1) these add cost to the purchase price2) they don't bring a lot of value3) they can leak or detach and damage the propertyI own around 50 doors and I cap off the line at the wall or in the basement with a valve and a cap so the potential for leaks is 0.00001% :-) 

I helped a client purchase an SFH fixer with a detached garage.

Detached Structures: for other buildings on the property (ie. sheds & detached garages)Again, there is normally an included limit of 10% of the building limit.

If I only plan to build new detached units (no alteration) and no demolition, I should be able to use SB9 right?

I wanted to share the numbers and want to make sense if it's a good deal for us according to what we are looking for.Price: $450k (agent said that we can get it down to $420k)2 Units (1 bedroom in each unit)Mortgage with 3 year fixed comes up to around $2.3kInsurance and tax is roughly $400Rent per unit is $1.4k so if we move out then total rent comes up to $2.8kThere's a detached ADU (garage) that can give us another $100-$150 if we rent it for storage and there's a scope of converting it into another unit later on.So currently rough calculation says that it can cashflow up to $300 per month.

You are afraid of rent control, but if you add an ADU and it is detached, the main house (if built prior to 1978) may eventually become subject to LA Rent Control. 3.

With your point, it seems like living security of 'where's next' for them will be the biggest obstacle for the seller to overcome.

Detach yourself from the outcome.