However in general for me personally and anyone who ask's me if you do not live in the area low value and C class and below is no appropriate investments risk to high reward far to low .. real risk of losing money.. not making money.

If you are reporting this Income in the tax return, they would compare your financial with the tax return. 

I will keep that in mind when comparing the rates.

The lender doesn't want to see a dramatic drop off of overtime in the last 12 months compared to the previous 12 month period.

I like better rewards on shorter timeline, that said, i believe your best bet is outskirts in LA, a 2-3 hr drive to buy something and rent them off.

For the area I am in, I spoke with my realtor and are confident that the studio would rent for $900-$1100, and if I were to rent the actual house (in a year or so) comparable show it'd rent for $1800-$2000. 

15K is not a renovation, so, you need to make sure that you're comparing like to like

I kind of lucked out comparatively speaking, but f you’re at the attorney stage (which it sounds like you already were prior to writing this post) it pays to shop around for the next steps.

Not to mention the headache of dealing with government paperwork and employees.You may also have trouble getting an offer accepted vs. a comparable offer with a standard commercial loan. 

Before I found BP I actually came across the MREM website and was really impressed with it compared to most real estate websites/technology.