I like the idea of using a 15-year loan for the best rate, especially since I’m aiming for long-term stability. 

I was curious if this is a good idea.

I have no idea what you mean in regard to lending to my cousin, but it doesn't matter. 

Foreclosure auction buyers cannot walk the property and have no idea of its condition.

I’m gonna have to stretch if I want to buy in Los Angeles again, but I still think it’s a better idea than not.

You may want to first explore cities that you are already familiar with.Think of cities where you grew up, went to school, like to vacation to or see family.You will have a better idea of what the good / bad parts of town than a brand new city that you are unfamiliar with.Best of luck.

I know there has been some other forum posts on this topic, but I was hoping to note my circumstances here. 

Need a little more information to throw out a few ideas. 

Blood gets thick and the worst part is 10 years later there are new voices in their ears, telling them all kind of crap and filling it with all kinds of ideas. 

Since you’re open to traveling, visiting potential markets and properties in person is a great idea.