They are all 100yrs old and have varying levels of wet.

@Nicholas F. not sure about LA but usually just one is allowed and some cities require that the owner live in either the main house or in-law unit.If you want 2 ADUs, depending on what you plan to do with them, if airbnb short term rental, you may decide to permit one as a game room or bar with just a bathroom and wet bar (no oven or stove).

And as wet talked it through he said he will not even manage a 35k home ...

They came wet then too. 

My recommendation - start with a house hack to get your feet wet.

*If * everything is soaking wet then there's no danger of airborne dust and you will probably have some tiles that come loose from the water.

Avoid throwing wet whips tampon and qtips

I am looking to get a start in REI through house hacking first to learn the ropes and get my feet wet. 

Both are viable options and can really get your feet wet with being a landlord and be a good start.

I had been planning to buy my first property to get my feet wet and was looking for an easier turnkey property, but I came across an interesting new construction deal where the lender was offering just 10% down.