Once these properties are complete and occupied, I was thinking of possibly doing an out-of-state deal.

You need to add: property type, non owner or owner occupied, number of units, current value, loan amount wanted, cash out or no cash out, can you qualify with IRS taxes or do your need to go with bank statements for income, how many properties you own, what you think your middle FICO is, location...  

I especially recommend coastal CA RE investors start local.My recommendation is to house hack a detached duplex or a SFH with a detached ADU.Here are some of my thoughts: Using FHA financing you can get 96.5% LTV compared with typically no higher than 80% LTV not owner occupied (i.e.

CURRENT RENT ROOL: Units 1 and 2 are getting 1400 each, the 3rd unit is vacant and the shower is nonfunctional. the 4th unit is currently occupied by the sellers' stepbrother, who has lived there for more than 10 years without paying rent, which is my guess is why the property has not sold , shes been trying to sell the property for more than a year now.

-When they move out (to the next house hack OR forever home), the income of their currently occupied unit will oftentimes allow them to cash flow.Best of luck to you moving forward!

If I am understanding your question this is a non-owner occupied investment property.

We have every adult occupying the property apply, which is usually at least two people so it helps the cost burden for applicants. 

Current goal: BRRRR a property OR purchase a property or buy a property tenant occupied and rehab down the line. 

One of my units is a 3bd w/ 2 female roommates currently occupying. 

From a loan perspective, if it's an owner-occupied loan, you'll qualify for a lower down payment but the bank may require you to live there for 12 months.