Many of those that do have a college degree majored in an unrelated subject.You aren't the only one struggling with this, I'll bet 90% of the people on this site struggle with the same issues.I see you're in CA. 

But i think real estate is a safe bet until the next black swan event anyway.

If you are not a realtor, using Zillow or Yelp will be your best bet.

I would think that assuming that it doesn't cost an arm and a leg to bring them up to code, that might be your best bet.        

Also, with State Farm being as well financially backed as they are, you can bet you will be taken care of should a lawsuit occur at one of your properties.

Your best bet is to get with a good title company and have them do all the legwork for you.

Well, I'm betting that's the answer many other landlords are coming up with which is why you see comps priced like this.

So far we've been successful with the tenants we've had, and been able to cash flow a bit every month as it is a very popular area.

It's not well publicized but the limit of 3.5 can be expanded out if you're able to demonstrate that you're able to save more every month.You're best bet is to find someone you trust a lot and to buy a house/apartment with them, if there's extra rooms you can rent them under the 'rent a room scheme' which can give you €14,000 a year tax free which should more than cover the mortgage and allow you to save up a bigger deposit quicker for an investment property.Hope I've helped somewhat!

If the numbers don't make sense and I would bet in the DC market they don't then don't force it.. wait for one that does work or move to plan B.