So I made some connections with potential sellers, lots of low ball haggling and some not so nice folks on the other end of the virtual line.  

So check out the virtual garage sales and see if you find some good leads.  

If rental furnitue is available in your area you ccould try saying it could be furnished rolling in the furniture cost if you think there is a market.As for finding a standard student tenant the offcampus houaing listing office is best in our area.

You're taking a lot of risk and from what you describe your potential partner has virtually no risk at all.

It gives it a very tacky, "wrong-side-of-the-tracks" look.A porch enclosed in this way is not only unattractive, but serves virtually zero function.

We have diverse environment in close proximity from ocean, to mountains, to desert (all less than an hour from virtually any location in San Diego).

Basically to start from nothing I have learned that my business needs to be set up as an LLC, has its own business address or virtual office, etc so that banks can identify me as being a business operation. 

Hi @Andy C.I've looked into those multi-family units quite a bit and here is my take:Pros: New builds, low maintenance, high rents, GREAT rental market.Cons: very high priced, inflated cap rates by sellers.May be better for casual, less hands on investors with a lot of cash (or virtual investors).  

In my experience, tenant can be pretty rough on sheet vinyl - one dumb move and you have a virtually unrepairable tear in the center of the room.

I did all virtually and built from there!