It helps being willing to talk to sellers/get on the phone and talk to folks in the real estate space in general but the most important thing in my opinion is being an honest and true person.

What they are telling you is true.

House hacking is the best tried-and-true method for new investors in my opinion.

It would be good to talk to a lender to make a game plan and review your financials. 

While that may sometime be true, full disclosure to all parties should eliminate any ethical or moral concerns (imo).  

I’m pretty sure if your eyes go straight to an air vent, that is bad design 😂😂😂😂 I knew the game room needed a refresh but if that was the focal point I guess it was worse than I thought lol

If you Bank/Lender does not allow it you can refinace the mortgage into a DSCR or true Portfolio loan program. 

Setting up. the LLC in Oregon would just result in similar compliance requirements in CA if the latter is true. ...This post does not create a CPA-Client relationship.

I’m all done playing those games.    

"It's a numbers game".Ohh and please ignore all the other people here on biggerpockets asking the exact same question dealing with your exact same issues complaining that they all are getting the same horrible results.