Very good job getting the reserach part down.Now you need to focus on buying the first investment- You need to decide- do you stay in CAlif and bank on further appreciation, or do you go midwest and get cash flow and lower entry costs.Its nice to diversify (I have both) Specifically Temecula, CA and Indiana.The local ones in Temecula have great tenants, stay a long time and pose few problems The lower income ones in  Indiana has a much higher cash flow, but also have their share of evictions, and issues.

But He took a while to make his mind as as a 1st time home buyer I lowered rent to $1495 in panick it wouldnt rent at all by the time he came back.

Great job growing quickly with super low cost properties.Just don’t forget that there will be bumps along the way, especially when dealing with lower income housing. 

Save up the money, improve your credit score, and buy smart.You can get lower down-payment deals through owner financing but it takes work and patience.By the way, don't make the mistake of spending your last dime to make a deal work.

If I was to buy a house from someone who is asking for too much earnest deposit, could I lower my offer price to make up for the bigger earnest money deposit?

The lower end duplexes have even higher rent ratios but I wouldn't really want to manage those from afar.

Agreed not a good deal, will have to start looking at other areas and lower price points...

It sounds like you might be in the lower income niche, which I do have a lot of experience with. 

At the beginning I got an acceptance from the bank to take a loan as an individual for a mortgage loan with a 4% interest this is like starting with no company which will get me with fewer expenses for the beginning (lower mortgage payments, no need to start a company and pay monthly an accountant for this but I cannot count any expenses that will be made in my investment, my country gives a standard 5% deduct on individuals so let's say my annual income is 10000€ , I got to pay 10000-5% = taxes for 9500.) 4.

I'm looking at conventional loans because of the preferable amortization schedule and lower interest rates, but maybe I'm simply barking up the wrong tree.