I don’t trust any of the app valuation result because they get the estimate via a mathatic fumular instead of compare 1 mil radian, like kind properties, such as it environment ( next to what..cemetery, freeway, or busy noise street etc) , condition & feature (interior and exterior), function and local market data. 

If there are other areas you think would be worth a look I am all ears.

Some neighborhoods are organizing to fight against short term rentals, complaining about noise and degradation of the quality of life in their neighborhoods. 

Minimize noise pollution while your family is present.

If you have any suggestions on finding great investors to partner with I'm all ears!

Like I said we're very "wet behind the ears"

Personally, I have successfully invested in buy-n-old SFRs both locally (Palmdale, CA) and out of State (Phoenix, AZ) ... cash flow out of state seems much better, but better be darn sure you have 1)a good real estate agent, 2)good contractors, & 3)a good prop manager (most important) because you will be highly dependent on them as your experienced eyes & ears on the ground.

Get out your pen to take copious notes, get your highlighter, dog ear some pages, this is absolutely the book for 2018 "Super~Goals"!

Traffic noise etc is also more prominent off a corner lot / intersection that a house in-between two other houses adding a sense of privacy (all depending on set back parameters and how much privacy is achieved). 

Given that you want to live in the house, I assume that you look more for appreciation and long term holding than cash flow on immediate rental.Keep in mind that the new mayor has made noises about rent control (e.g., allowing people to "age in place" and considering stopping water shut offs as "inhumane" (not that she could do it, because there are bonds issued against water receipts, but the mere fact that she is considering it speaks volumes as to her financial literacy, her willingness to cater to the interest du jour, etc.)), and "multi-unit" covers a multitude of sins - duplex, three-flat, six-flat, etc..