Determine if your current income is sufficient to live in Hawaii before the upgrade.

Unless the rents are in the $1,500+ range, go with a PM. 

The data ranges from appreciation of median home price to job growth.With an overall rank of No. 2 on WalletHub’s Best Places to Buy a House list, Austin also lands in the No. 1 spot in terms of large cities with hot real estate markets.https://austin.culturemap.com/...

Your brokerage fees can range from 75/month-200/month depending on the brokerage.

FHA is often mentioned I think because of it's wider range of applicants, but conventional is often going to be better for the borrower that can qualify for it.

Condo/townhomes are required to pay HOA fees ranging from $200-$500.Any suggestions from experienced investors here on property type and the criteria I should keep in mind when deciding whether to make an offer?

If all of your partners are both investors and GPs, then a JV should be sufficient. 

@Josh VanVoorhis I want to also ask if you are looking for properties that are worth that range, but you are willing to do some rehab or are you looking for completely turnkey properties.

I have a solid W-2 Job making around $55,000 including incentives and a credit score in the 760-780 range, I have no debt other than subsidized student loans of $12k in which I won't need to pay interest on until 6 months after I am out of college (over a year from now). 

Depending on SF, you might be able to get a 2 ton unit that will work ....But you're talking $5k....you can buy a lot of window units for that.....do you have sufficient existing amperage to run them all at once?