Good afternoon everyone,I conceder myself somewhat a newbie at this, I currently have 2 properties, 1 I live in the other is rental.

., there is nothing wrong with beautifying war-zone areas but just know that you have to be aware of the element that you will be surrounded by, keep the candle burning bright because you may have to spend a couple nights in the property to keep it from being rampaged, i haven't step into this arena, i prefer to go where the houses are selling, in neighborhoods that i know i wouldn't be afraid to live, but to each his own, if you can get a line of credit opened and then from there look into getting a mentor or someone who has done this before if you want to build your portfolio, it wont be easy but nothing is life worth anything is, do you duty and due diliegence and you should be alright, let me know if i can help keep posting but most of all keep sharing

Additionally, I am seeking advice on how to find an out-of-state partner or agent.

And it is a lot of additional work. 

The downstairs unit (1 bed/1 bath) I'm currently living in but I need to move back to Los Angeles at the end of the month.

First time home buyers can buy a place with 5% down (if they are living in the home). 

In general ADU additions are one of the worse RE investments.  

None of this stuff by itself is a ton of money, but add it all up and it cuts into profits.

I am aware of additional payments for an FHA such as MIP, but i am completely fine with that.

With the average apartment in my area ranging from about $1600 and up, having a mortgage rate between $1200-$1400 (again, rough numbers the lender provided me with) doesn't sound too bad considering my money would be going towards my investment and not just right out the window.Now all this sounds very intriguing considering I am ready and willing to take these steps, but with where I am at as an hourly wage employee living paycheck to paycheck, in a VERY expensive town to live in, the numbers just seem quite daunting.