I am not here to sell my services but feel free to ask me any questions and I can see if I can guide or help you to the best of my abilities. 

@Marisa RoweI believe that the market is still very strong for both rental and housing as population and job growth has continued to steadily rise along with great diversification of employment.

They would not have done this if they perceived our ability to manage as an added risk.

I started a Partnership with some friends and relatives who mainly are Stock Market Investors.The purpose of the Partnership, in this case an LLC, was to purchase a $1.5 Million 3 Family in Brooklyn, All Cash.3 months ago I told everyone to pull out their cash in the Stock Market.They completed their stock sales a few weeks ahead of the Market falling off the cliff.I then closed on the 3 Family at a very good Price, collected a $40k buyer's commission as I am also the Buyer Broker, and just finished renting the 3 Units, signing the last apt lease in a few days, getting approximately $6k per month in Cash Flow for the 1st year.Not only that, I am securing an Investment HELOC at a 50% LTV, so roughly $750k, which I can use to investing in the Stock Market.I had already anticipated the fall of the Market as the inevitable Corporate Tax breaks had to wear off eventually.There just isn't enough consumers that benefited, in my opinion, therefore Corporate Revenues cannot increase and profits has to either stabilize as the max Corporate Tax breaks levels off.Really, only one way to go.I am anticipating the decline to last for a while.As an Trader, however, I will eventually buy long term growth stocks but also hedge it with PUTs in case I get in a bit too early.My friends and relatives are ecstatic as they probably saved a decline in their net worth by as much as a $1 Million.BTW, there is an old saying, "It is easier to make the 1st Million than it is to keep the 1st Million."

Get a job in finance to improve your ability to get financed. 

I would put it into multifamily.  10% COC is unrealistic here in Central Oregon in my opinion or at least my abilities, but I think you could by something with under performing rents and then over the coarse of a year or two raise them so you are getting 10% on your 450k,  That would be using leverage.  

This is where @Brandon Turner invests he seems to make it work as most people are looking for job and population growth thus overlooking these cities

Unless your attorney tells you that you are responsible for this due to another Santa Monica regulation, and that would be highly unusual, this is a bill for your tenant.

Even if growth is headed that way it may take 5,10,15 years to get there and nobody generally wants to be first in emerging towns.Example where I live in Cherokee county GA we have crushing growth.

Also, can I do this through an LLC or would that hinder my ability to get the best outcome since I would only be a one third partner in the LLC.