I know that I want to stay away from class C properties, because as I said I already love my day job and don't need a second one. 

My friend Ryan from Rehab Depot has a fantastic class for new rehabbers and flippers.

As someone starting out, I just wanted to get a take from more experienced rental property investors.I want to present you with two routes that a guy like me is considering to take: 1) save up capital generated from some sort of active income (a job or side hustle) and then get my feet wet by investing in a lower class, lower capital intensive area/property OR 2) find a willing partner with money they are willing to invest with me and use their cash as leverage for something like the down payment or any repairs that needs to be made.From my current perspective, Option 1 will take more time, but provides me a little more security in the sense that I'm not putting anyone else's money at risk nor am I diving into the deep end of a higher end market (in my case, Southern California).

What's the tenant class?

It has a one BR ADU with class B type construction (granite counters, nice cabinets, indoor laundry, nice flooring). 

1) Not investing - Not investing in this asset class is the ultimate, biggest mistake you will make with your finances.

Long story short the guy is a A1 class POS, scatterbrained drug head with a big-time criminal record and loves blaming his problems on anyone but his self and has a long history of similar events just like this according to his family lol not judging only speaking the truth .

Thanks @Chris Davis and @Michael Heisterkamp, the area is a class C at best.  

Housing prices (SFH, MF, and apartments) all can vary depending on neighborhood class, size/location, time of year you're trying to fill it, quality of finish out, etc.

@Josh Miller This was a Master Class