You might be able to be creative and say you are only "facilitating", but it will be nearly impossible to avoid when you have a web site showing properties available for sale for a price.You run massive liability risk scoring your clients.

As someone who owns some large houses, the best advice I can give to you is this: be careful booking same-day turnovers where your entire huge house needs to be cleaned all in a six hour periodIt takes an ARMY of cleaners to do a turnover on a large house, which becomes a real problem if some of the cleaners get sick or simply don’t show up or decide they don’t want to work for you anymore.It’s also impossible to have a back up cleaning crew when you need a huge crew, you just have a primary and you hope that everyone shows up when you need them

Yes, I agree with everyone above. 1% rule is almost impossible in SLO, If you're looking for long term buy and hold you're going after appreciation over cash flow. 

I have estimated that by the time I am 19 I might be able to have approximately 25k-30k $ to invest but without a full-time job, it would be almost impossible for me to get a bank loan.

The formula is simple: I take properties that are outdated at market value, (almost impossible to do deals below market here) and I simply add square footage usually by converting the basement, (cost $400 to $500 a sq ft) then I sell them at $1,500 to $2,000 a sq ft Bought for instance 2312 Washington st at $4.8mil and added sq ft as well as remodeled the rest of it then sold it at $9,950,000My total cost incl closing fees and interest etc were $3,000,000 (rounded up) so net was over $2,000,000 in profits) Been doing that since 2007 and even when market dropped in 2008, 09, 10 and 11 all my deals were insanely profitable) you can see my fund and many similar deals at www.migsif.com currently we have 7 properties in SF being rehabbed and will all be sold at a profit despite Covid-19 Ironically we also have some residential rentals in the greater Dayton Ohio area and had at one time over 30 of these but now only 10 left that are rehabbed and continue to cash flow nicely with a local Mgmt co in place.

Just be sure to add the charge separately in the lease.It's pretty difficult, some would say impossible, to be prepared for all possible scenarios regarding tenants. 

Not impossible but I may be able to find an 80k property through a couple wholesalers and brokers that I know and would maybe need 20k put into it in order to rent it for ~1000-1100/mo. 

You are kicking the can down the road for now by offering owner financing, but it will be next to impossible for one to sell while the other remains and continues to own in the future. 

It would be ludicrous to think that it is impossible to do well in the space of smaller-unit-count apartments, but does it require significantly more hassle than if you simply went "big" from the get-go? 

Its going to be an uphill battle to get private money with no experience in the business, but not impossible.