After hard money and buying/selling costs, I'm having a hard time getting my numbers to work 

FHA requires the work to be done in 6 months or less.In order to buy a home as your primary residence in another state, you'll have to show proof that you have a job in that state or that your employer is allowing you to work remotely.  

I am looking to rent 2 properties rent to buy or rent or buy.

If you're buying from a small 1x1 builder, they probably don't have the spread either to change. 

Hi,I am looking to buy a 3 bed single family house with decent schools in San Diego.

But you can buy or build A class and let it deteriorate to eventually become a D.

Investment Info:Small multi-family (2-4 units) buy & hold investment.

To show you the limits of your thinking… right now you could partner with a family member and buy a house / investment property… even though you are just 17.  

I need all new appliances (Fridge, Microwave, Dishwasher, Sink, oven/range)I also need flooring (Tearing out carpet ..yes it's everywhere...yuck)Will also need to repaint and buy new LED lights for my fixtures. 

There is money to be made buying from wholesalers, there is money to be made buying at retail off the MLS.