@Richard Sherman this sounds like a low income situation.

Now if you're looking for blue collar tenants, you might want to understand which areas are low crime and average-rated schools.

Looking to keep the monthly rent payment as low as possible ($450-$700) but definitely want a safe area.

I want to take advantage of the current low interest rate and house hack in San Diego but it’s been nearly imposible to find a break even cashflow deal.

On the low side, you may need as little as 10% of the purchase price, and get all the rehab funded for you.

He may note iIf the new buyer uses FHA, VA or low down (<20%),the lender may not approve a mortgage.

I do also have a bit more repairs and is another reason I don't want more properties cause I'm still fixing this one and I'm doing all work myself to keep the expense low

See that low bid got me pumped!!

I'm planning to turn at least one of the 1/1's into a vacation rental which should earn at least 1200/mo (very conservative estimate, probably higher).Purchase price: 295,000Down payment: 25%, $73,750Loan term: 30 yearsInterest rate: 5.375%P&I: $1238.94/moClosing costs: $2800Gross scheduled income: currently $2650/mo, I'm planning on $3000/mo minimum with STR, so $36,000/yearLess Vacancy/Repairs: 10% = $3600*Gross Operating Income: $32,400Less taxes ($4700 (high estimate)), Insurance ($900), and Water/Sewer ($1800):  $7400Net Operating Income: $25,000Less Debt Service: $14,867Before Tax Cash Flow: $10,133CAP rate: 8.47%COC: 13.24%*yes, I know that's low for Vacancy/Repairs/CapEx, thats because we do our own work and management.  

Lili here, I am a first-time investor looking for a couple different things:1)  A house hack in or near the downtown area.2) Connections to real estate agents, contractors, etc. to start building a network and deciding on a strategy for my REI (wholesaling, BRRRR, etc.)I am a recent college grad (June 2018) with no debt, around ~$20k in savings, very low expenses, and I travel a good amount, so Airbnb can be an option as well.Any and all advice and recommendations are more than welcome!