Something my Momma used to say that has paid off for me in so many ways is, "God gave you two ears and one mouth, you should use them in proportion."

Momma had nothing to do with that.I say this because I hope that you find that secret to happiness.

and buildings (whether 1 unit or 50 units) even in upscale areas are being bought out by INVESTORS so the ratio which used to be around half renter half owner neighborhoods, seems to me to be headed towards like 95% renters and and just a few owners in socal here and there. and renter areas tend to be dominated with extra cars, extra baby mommas, crappy landscapes, and littered, noisier streets.where are the socal owners moving when they sell out to investors?

I have a associate the purchased a note from as you say a small momma papa private lender and got control of a 16 unit apartment building.  

But my momma didn't raise no fool.

If you are under contract.. proper contract.. the landlord must give proper notice to tenants and allow you, your inspector, your momma, your contractors and whoever else needed to make a sound buying decision.. access.

Or get private money ie Momma and Papa bank.

It's a small cost compared to the investment itself.2) Make sure they will let you talk to prior investors.3) Ensure that they have transparency on the books and on how things are doing throughout the process of the project.4) Make sure they (or a surrogate) are able to take your calls and emails when you have questions and concerns.5) Make sure they can talk about substantive failures.

Most seasoned landlords would agree baby mommas in general are a high risk tenant .

@Donald Reid JrIf I could go back in time I would make sure I understood how important it was to always keep a cap on it.It's a wonder I don't have multiple baby mommas dinging me for child support today.