I'm already pre-approved for an FHA loan and a huge perk is that I can eventually apply for a VA loan (since I have military background).

You could always try to skirt the rules, but I've been told that CA is being very aggressive and the consensus is that you would eventually be found out through you CA state return.

When I left IT, I tried real estate investing on my own and eventually got it right, but it would have gone much faster and more profitably if I had a mentor.

Simply put, an IRA LLC is a way to grow your retirement nest egg on a tax deferred basis, but taxes will eventually need to be paid on the basis and gains. 

I would greatly appreciate your feedback/opinions. the reason I ask is, if I enter the numbers as if I were living in one of the units "which is what is actually happening" the estimated purchase price i come up with is far lower than what most sellers are asking. so I can't help but wonder if I should run the numbers as if I were renting out all the units "which won't really be happening until I eventually move out" in order to come up with a more "fair" purchase price.

You'll eventually find the system that works best for you, with the understanding that there's no such thing as a fool proof system.

You will eventually want this as a passive investment, so plan for that in your analysis.

Property 1 has a sign in front: you call, leave a message for the agent to call back (assuming they even call back) and then you play phone tag until you eventually schedule to see the property next Tuesday.My property is next door where the prospect drives y, sees my sign, pulls in the driveway, they can call 24/7 to get info on the property, get a text with all the info about the unit, how to apply and a link to schedule a viewing right then.

For me I would like to eventually move more into larger apt complex style of investment.

""I am not sure whether if I helped this agent to understand the real numbers behind this deal, but i know that eventually she will come to understand and think like an investor when dealing with investors.