But once my nephew and I got control of the property as possible buyers, I thought I could easily set up 3 RV's.

I would need proof of the lump sum payment at 18 years old and proof that she has control of the funds.  

Please find me two economists that agree on much of anything, except that rent control is generally bad. 

Realtors sometimes knowingly overprice a property to test the waters, so if you come in at 80% and your appraisal comes back at precisely that amount, then you've basically paid full retail price.Don't worry about insulting Sellers. 

For my rent controlled tenants I must spell out the entire formula and cite the municipal code an then show the math.

Maybe look into Checkbook Control.

The ADU is not subject to Los Angeles Rent Control and for the first fifteen years of the ADU being built it is not subject to CA rent control.  

My credit coming out of college was bad, due to factors outside of my control, and now I am trying to get into real estate investing but I am not sure where I should be trying to get a loan.

I would get your criteria including ARV for different neighborhoods & max allowable offer down with precision, then set up searches on the major MLS sites, including a search you've set up with a realtor, & get your pre qual letter ready to make an offer the minute something comes on.

You want to be able to control issues and learn the ropes while not having to drive far or having to count on third party management.