As a new agent you really need to begin in residential, single family, 1-4 dwelling units.

Make sure the dwelling is guest ready (clean, simple, no valuables).

All of these things help add to the reasons why investors, and visitors from around the globe come to Orange County and invest their money, or to spend time with their families.From the most luxurious mansions, to simple cottages, multi family dwellings, and office buildings.

We have been looking at homes that are zoned R3 so we can add an additional dwelling unit.

If the property you purchase has multiple units or land that can be separated from the dwelling structure on it then it's relatively easy to make an allocation between investment and personal use as others have said. 

Not mentioned I don't think, check with your jurisdiction as to the number of adult, unrelated parties that may reside in a single family dwelling.

With installment sales this is considered a mortgage on a dwelling, and so compliance with those is deemed necessary (see many other threads on the topic). 

Don’t be the type of property owner that is insensitive to the lives and needs of the people that pay you for the use of your dwelling.

better off buying a rat trap in some other coastal area for $$$$ and rebuilding with water rights and dwellings already approved. 

He would be able to give clarity.From the insurance side the best practice in the industry is to have a well set up dwelling policy that will cover the property incase of fill in the blank.