Be sure to determine that each one  has a unique APN, otherwise you have multiple facilities on one plot and you will have fun with the zoning and trying to separate them into sellable properties.

Is it possible for an investor to gain access to the MLS without an agent?

San Diego is very geographically unique vs the entire planet.

These cash-flowing houses may have clientele with job issues, often late pay troubles, and if you buy older houses, these will need major systems repaired or replaced. 

More of anything the garage and trim repair, paint touch ups, central air system, dishwasher, kitchen vent, some closet doors, and little stuff here and there probably need to be up to date.I asked before I left if she would take anything lower that what has been offered and she said, "work the numbers in repairs and make an offer than."

It's unique in size and structure for the area.How much time and money would it take to get this changed to a legal 4plex, if at all possible?

Their way of being unique in their own way. 

The houses that are $30K have old systems and will require more repairs.

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