We issue each investor a monthly check for their % of each monthly mortgage payment. 

Managing a property hours away can be challenging if any issues arise, but having a third-party property management company could help handle those situations and make things more manageable.I think you are in the right place to gain some insight on what would make you successful. 

;however, my issue is that I dont have good credit and since im self employed I make.very little income. 

Be prepared to face fluctuations in the market, unexpected repairs, and tenant issues.

There is no issue doing it in your personal name. 

He was more expensive because now I gotta pay someone else to fix it.But here's the other side of the license issue.

Typical renovations include:Cosmetic Updates: Painting, flooring, kitchen and bathroom upgrades, and landscaping.Structural Repairs: Fixing any underlying issues such as foundation repairs, plumbing, or electrical updates.Efficiency Improvements: Adding energy-efficient windows, new HVAC systems, and better insulation to increase the property's overall value.The goal of the rehab phase is to increase the property’s market value while making it an attractive place for tenants.

The issue there is the current prices and CA laws - for the past year I've been struggling to find a property that's somewhat turnkey and that would at least break even...

That will be an issue if you change it to try and make it contingent on financing.

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.