My goal is to find a property that rents well and offers decent appreciation.I've narrowed my search to the following Sacramento area neighborhoods: Citrus Heights, Carmichael, Fair Oaks, Orangevale, and Roseville.

Quote from @Jacob Sherman: won't be able to occupy the property if its for business purpose . would have to get more of a private lender or have the seller finance 80% and you provide them 20% down  Well, hmm. 

She has been in the business for well over 13 years, has strong negotiation skills, and a good eye for what clients are looking for.

well any pay 20k to a guru for that business model.. :)

If you do own both units, well then you can always address any lease violations with your other tenant as well. 

To get into real estate investing at a young age with strong credit, think about plans like living in one part while renting the rest, making friends in the field, beginning with bite-sized properties, using savings and credit well, and eyeing areas that might grow.

We do have a lawyer in mind and a real estate agent as well planned

It is my opinion that if you find SFH that breaks even as an LTR after properly allocating for all expenses in Dallas/ft worth area you have done well. 

I know plenty of people make loans to family and do fine, but consider the non-financial risks as well.

Well, the way I sort of analyze these things is my job is entirely doable remote.