@Justine Scheuher I'm with everyone else in that your partner should receive a pretty low stake, or just pay your partner for services rather than give away equity. 

I want my payment as low as possible so that cash flow is generated by the 4 plex so that they pay for some of there own repairs over time.

That usually translates to low cost low touch. 

I wanted to do an objective analysis so I figured out what parameters were most important for a reliable, cash flowing market (Low price/rent, positive population growth or influx, and job growth) tried to quantify them in widely available statistics and put them all together for the major (and some data for minor) metropolitan statistical areas.  

We asked a lot of friends and family to give them a low rating on Google to start.

On the bright side, San Diego is a landlord's market to command high rents and interest rates are still historically very low so buying a 2-4 multi family property and using the BRRR is a great option.

I always went too low, even after adding in a 15% "WTF?" 

.#4 Your credit matters when you start dealing with lenders so be smart about building a good score while keeping your debt to income as low as you can.#5 Even if you don't agree with everything Dave Ramsey has to say about finances.

Low entry point?

That kind of rent growth is one of the reasons why people buy apartments in that area for absurdly low cap rates.