I'm guessing you may have talked to an agent who is prevalent on here promoting those types of deals.

You'll need roughly .90% of the monthly gross rents to be higher than your entire monthly PITI payment (prin/interest/taxes/insurance monthly) which is near impossible to do in Ventura county even if you buy extremely distressed but then FHA wont finance you (probably) due to min health and safety requirements with FHA (unless if you do a 203k FHA rehab loan but thats another discussion).The only way to combat the FHA SS rule is to put more money down which negates the benefit of 3.5% down FHA loan, find ways to decrease your monthly payment like rate buy downs, use of FHA 5/1 ARM instead of 30 year fixed, get lower insurance quotes, or to increase the rental income (either or).

In my scenario I have a w-2 job that provides health insurance for my domestic partner(soon to be wife).

Due to operating costs due to loan payments, the only  thing that make sense to me to make good money is a growth market.This immediately ruled out class C type and even many class B's to me.I turned my attention then to DFW as a turnkey promoter who's name I don't want to mention told me to talk to a "turnkey provider" in the area. 

Have a few small business part time and am full time  with a professional health care major group for 25 years.

For instance if you have 2 LLCs and both contribute to your health insurance the premium is a personal taxable income event.

For example - let's saying your company is paying you $100,000/year in salary, they may offer you $50/hr saying it comes to $100k (50 weeks x 40 hours) but as you can see that's a raw deal because your loaded cost of health, vision, dental benefits are not baked in, neither is your 401k.

I choose this option because you can potentially have a home office deduction.There are other concerns that you may want to factor in(unemployment compensation, health care, etc).

Find out what you can promote that will attract tenants who are a good match for the property.For the existing tenants, improvements help soften the blow of rent increases.

Due to health issues and location (based overseas for another year or two) I am not working so surviving on husband's income.