Roseville is solid, as there are a lot of bay area residents moving there.

Lastly, you won't be able to HELOC (or any cash-out equity) and 2-4 unit property in TX while it is still your primary residence.

There's a few different ways to focus on a lower rate such as with house hacking and making the investment your primary residence, requesting a significant closing credit from the sellers for standard rate buy-downs (which I've had great success with recently), or utilizing lenders who offer short term rate lowering solutions such as 2-1 rate buy downs (again, ideally paid for by the sellers).

@Jennie Berger The RS-3 Zone allows for Single-Family residences & 2-Flats as "Permitted Uses"; however, the RS-3 Zone still requires 2,500 sq.ft. of lot area per unit (i.e. 5,000 sq.ft. for a 2-flat) unless the lot meets the exception for the characteristic of the block as previously mentioned by Nicolas; then it can be reduced to 1,500 sq.ft. per unit in order to construct a 2-flat.

I say we because my wife does the decorating and I do the rest. :) We currently have 24 units and looking to at least double that in 2025.    

-how many bathrooms per resident have you found to be successful?

I don't mean to throw shade at my fellow Illinois residents, but I'm quite bearish on this state for the long-term. 

You could house hack and use the other portion to AirBnb as then you meet the primary residence requirement in B.C.

Cat odor is far more problematic than a small dog, but I would check landlord references to confirm how they've maintained their last residence.

Make sure you have filed for Homestead exemption at the very least (this can only be done if you the home is your primary residence, not an investment home).