Often, the tenants have lived in the properties for many years and would prefer to stay. 

There will definitely be like-minded individuals at your local REIA.

I am searching for a credit union that: 1-keeps their loans in house, no overlay on the number of loans2- Preferably no seasoning required 

I hate asking for help without providing anything in return, so I'd prefer NOT to do this, and it seems bad form to offer a small fee to them, but if it's recommended, I'll do it.I appreciate any and all help regarding this matter.

But, I don't think I'll fail at EVERYTHING, so I'm hoping that at the very least I can find a property that with other unit's rent will at least cover some (preferably  most) of my mortgage payment.

I've been pre-approved for a 3.5% down FHA loan which is what I would prefer to do because the low money down but with it being an FHA loan the house is going to have to be in livable condition to meet requirements for the loan. 

Step 1: Get a job earning X amount of moneyStep 2: Get a second PT job earning Y amount of moneyStep 3: Get a third PT job earning Z amount of money (preferably this should be in the real estate field in some manner)Step 4: Wake up earlier daily, grind as many hours as you can, go to bed, repeat...

I'm also looking for an individual investor to passively invest with.

Was the loan made to an individual or to a business entity?

I live in San Diego, CA and would like to see if anyone can recommend (personal experience preferred) an FHA approved lender in the area.