Connecting with a lender that can run numbers for projected mortgage payment vs  market rents in relation to the area you're looking into would be a good first step! 

If househacking is possible I would rather buy my primary house using a low down payment for first-home buyers than invest in other properties in Sacramento, Modesto, Fresno, etc.

It depends on what your starting reserves are, but if you have enough for a down payment, I would look into DSCR loans for financing, as you can qualify based on the property's cash flow as opposed to your own personal income. 

My rent is 3k a month and my payment is 4k a month.

@Michelle P Stafford, Any type of calculation of rent that includes a consideration of what principle they would have paid if they bought it, or corresponds to a payment amount of a loan could be considered an equitable interest in the real estate. 

Purchase Price: $380kTaxes/Insurance: $9,300 yearly (estimated)Downpayment: Up to $100kMy vision for the next 1-2 years is to live in the house and use the MIL suite income to pay most of the mortgage while saving enough for another down payment on another home that would become our primary residence.

Sorry to those that were cut out, as my long arms weren’t quite long enough to get everyone :)I think we will be creating a sign up for the next one.

Our monthly payment with putting 5% down will be $6,700.

However, they pretty much even out in terms of total mortgage payment vs rent. 

So, our mortgage payments are combined for both houses.