Is the median income trending up, etc.Once you start getting into individual neighborhoods you probably want to look at crime statistics, foreclosure rates, etc.Is it possible to find a deal in a well established market using the 1% rule?

Thing is you've got to buy duplexes as individual deals with individual residential mortgages.

I like helping individuals that want the relationship long term and need help in the process.I think residential will get watered down faster with AI programs because it is not usually as complex as commercial real estate.

.- Depending on size of the property, scope of the work, and how much rehab you're willing to do, you can always consider individually submetering each unit.

This just a lucky break for me however that the seller ended up being an very ethical individual. 

Next I would try to find a smaller area within the zip code and then start searching for individual properties.If I can’t find anything in California, I would start looking elsewhere using the same steps.In your opinion, is that a good approach?

Also your individual goals.

Even with your high estimate on rent it's a poor investment.

I'll just pay to 2% or 3% commission to the buyer's broker, and keep the rest for myself, individually. 

If so, I would very strongly consider the merit of taking on $300k in debt in order to achieve this level of earning potential and perhaps explore cheaper ways of attaining this education.Rather than thinking about how you can mitigate a poor financial decision through real estate, I respectfully suggest that perhaps it's better to not make the poor financial decision in the first place.