The cash flow does seem slim now that I see those numbers, and that rental analysis spreadsheet is awesome!

Black graniteWhite Subway Tile with either gray grout for a brick look, or white grout and run a slim line of patterned-glass tile thru the middle.That is my go-to ;-)

Unfortunately, there is no specific list of activities or magic pill that is guaranteed to make you money as a RE investor.

Unless you can up rents significantly this is likely a slim pickens deal long term

The chances of finding deals in those areas are SLIM and nearly impossible without having to do a HEAVY rehab.

So the chances of you finding a good deal is slim  Good Luck 

Plus there were only two 2-4 unit multifamily sales in Folsom in the last 6 months.Here's your best bet, but even then it's currently pending:https://www.realtor.com/realestateandhomes-detail/...So it's going to be slim pickings and you're not going to cashflow or even come close to living for free.

If you start out using them, then it won't be a bitter pill. 

The likelihood of a lender packaging properties of that nature in a "blanket loan" is slim....but someone more local would be able to point you in the right direction. 

I've looked into this idea in other places where someone wants me to buy a parcel of vacant land and the exit strategies beyond new construction are slim to none.