Originally posted by @Wes S.

It’s advisable to get preapproved first, takes about two days tops, you submit w-2’s, tax returns, bank statements....this way you Know what you qualify to borrow.

I was in the high tech industry in the 80's.

Should I create a S LLC now or later?

With an FHA loan you can move in at 3.5% down and probably get the mortgage covered or close to it with a tenant in the other unit(s). 

It does not have to be in the entity  ( LLC and S-crop) CA has not enacted any legislation in response to the new 20% deduction, so it is still not sure CA will actually give you the deduction even if you qualify on the federal level. 

My goal is it have some great investment property(s) so that by retirement (6 years or so) I’m not looking for another J-O-B.

If you, see if you can find out what previous electric bills and w/s bills are. 

overall newer inventory (60's and newer as opposed to 20's downtown) and fairly well built homes. 

This is the suggestion Ryan Edwards and Russel S also make.In my place (3 family home), I also provide internet.