My best advice is find a place that has a few rooms with square footage to add additional rooms and an ADU.

Ok, next let's remove all the high risk; bye-bye sec8, D/C class, per room rentals, STRs, all that big variables stuff GONE. 

@Philip Beckwith,  Since this last post is only 5 months old and you are in Grand Rapids like me, have you had any follow up/results / success since this last post reply? 

You should wait a little longer and give yourself some breathing room.

Too many are locking up properties at retail prices and tacking on outrageous assignment fees, leaving no room for investors to profit.

It will depend on your preferences and how well you think you will tolerate having a room mate as you approach a new life with your partner.

Looked up hotels and I see $350-600 per room per night for 2 adults and 3 kids.

Relatively small amounts of interest income ($1600+ per year) is the highest taxed form of income I have found if you have kids at home.After earning a few grand in interest, It takes away my child tax credits and gives me an effective tax rate of 70%.   

Waste of time, huge room for error and zero reason for a customer to do this.....any Contractor worth his salt will have better pricing/quality/selection on the big stuff and will have guys on his crew that can do those dreaded 'parts runs' for the little stuff. 

I’m ideally looking to buy that first property in San Diego.Thanks The best way to beat the price of the San Diego market is STR or by the room rentals in an excellent location.