. $2,200 for 6 units will likely not even cover maintenance/cap ex but we will say it does.  7% PM is $770.  5% vacancy is $550.  

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

SFH or even apartments are much easier to handle. 

You are NOT anywhere near ready to even look at props.

Even though I have the leases and can show a few months of payment I have to wait to do my taxes and show the rental income there until I can actually use that income.

I don't have a ton of money to market but I have time in the evenings and weekends to maybe somehow try to find some sellers I just don't know for sure how I am going to do that yet, so if you have any ideas or maybe you were in my my situation at some point what kind of things did you do or what would you suggest?

Or is this even their job?

I continuously read and listened to podcasts, even during commutes and at work, using custom headphones designed like construction earplugs to facilitate my learning.

consider the opportunity cost of doing this#1) sell house for cash or to a buyer with their own financing from a bank, etc and you get 315K at time zero, you invest that at historic SP500 8.4% return over last 220 yrs and it grows to $3,541,514.46#2) do owner financing and you get 100k up front that invested at 8.4% grows to $1,250,000, plus you get your payments at $1400 x 360 months or $502k, invested grows to $3,265,000 total including the 1.25 mil aboveso you come out 300k better not doing it and you don't have to service the loan and all the other risksremember banks don't even carry mortgage notes after origination, they dump them onto the US taxpayer via illegal-unconstitutional havens like Fannie/Freddie/HUD, and for last 15 yrs the FED has bought every MBS in the country, which frees up the Banks capital to do it again and make the real money on churning the points and feesplus will next 30 yrs have higher inflation than last 30 yrs?

By doing a rehab even cosmetics as long as it raises the value it will actually lowers your leverage.