Also I've structured deals that have a time horizon well over 12-18 months if the projects are great with basically assured yields above expectations, and/or an annual coupon is assured. 

If I can buy a property in and around LA area (or even 2-3 hrs driving distance) and then both live there (im single, so very basic needs) and use 75% of the property for short term rental/airbnb etc, that would be ideal.

That would give some idea of what a basic cosmetic rehab cost would be. 

Monthly, rental income for a basic code approved RV space is likely to be $500 or more.   

Although it’s hard to say that, because I’m glad that I was basically forced to go full time early.

I know the house hacking concept but we rent in a really nice neighborhood and we have no plans for buying primary residence, I was want to start rentals buy and hold for passive income later refi and get the next one ans so on....

pay off all credit cards before you even think about investing because for 99% of people the interest you would be saving on credit cards is greater than the investment return you could earn and it is basically risk free.

Basically, in our case the tenant could (and was required as always) to pay future rent, but the past due rent would have been placed with all the other debts in the bankruptcy and paid out over time, if ever. 

I haven't gotten estimates for this house, but I did for an 800 sq. ft. unit a couple years ago and it was about $4K for a basic unit (including installation). 

https://www.rentometer.com/ for very basic rental rate info in the area where you are looking