you need to get per approved by a top shelf lending company that the local realtors know performs then go shopping.

Assuming the rents cover your expenses, in 30 years when you’re in your early 50s and the mortgage is paid off, and you’ve done the smart thing by raising the rents over the years, you will be sitting on a multi-million-dollar asset that cash flows thousands of dollars per month at the cost of a measly $20k or so out-of-pocket when you were 20-something.

Your best bet right now it to stop researching and start taking a few actions to get yourself surrounded by smart mentors or experienced investors who are willing to be a sounding board as you get started.  

Apparently I'm also learning how to use a smart phone and not post before I'm done writing...But anyway!

@Aaron McGinnisI like that idea of the one-stop shop.

Only down side is I haven't found how to customize the expense categories to what I want them to be or to make them more specific that just coffee shop.

Gary is smart wanting to use a LMLO for all deals.  

However, they've shopped around and now want a post-posession to have more time to move things out, even though the loan has been reinstated.

I worked in a butcher shop when I was younger and the boss used to always tell me I should get started in Real Estate and to focus on Cash Flow.

As Thomas Franklin said establishing an entity would be smart for tax advantages, which it is, you need to know that California does not provide asset protection under an llc like other states.