Hi,I am a newbie to real estate investing. we live in south bay and we are considering investing in a SFH in tracy.

I've purchased a few owner-occupied properties in Washington, buying houses and fixing them while living in them before moving on to the next.

You may make some modest return but residential RE even with use of PM is not passive.  

But I have always lived way below my means.

I can't imagine painting a house for $500... even in Ga, where the cost of living is considerably lower than in Ca.

The plan for that is either rent out my room or convert it to a sober living facility.

You won't be able to circumvent the STR rules in LA unless you live in the primary where the ADU is I don't think.

Hey everyone, my name is John Suschak and I am new to the commercial real estate world looking to find a team of great people where I can use my experience in military and civilian project and operations management to enrich the lives of those around me. 

If buying as an investment and not planning to live there, different story.As far as taking out a LOC I would make sure you take it out in the LLC or entity you plan to use to purchase the property with so you have some business credit seasoning under your belt.

I was considering doing an FHA loan as I could live in it for a year.