. $87k per door sounds alot. you are getting a low return so you need better terms to cashflow. 

From what you've presented here the boyfriend is absolutely your tenant and if you wanted to evict him you would need to evict him just like any other tenant.

I have read some articles that speak favorably about this sort of investment and some that are unfavorable because the returns are too low.  

That being said, since you're looking for a second home to live in and not just rent, there are other loans with low down payments.

So, why not list that home and get a commission versus focusing on a smaller piece of the pie by trying to low ball them.

I am retired and I make sure any worries are at an absolute minimum, focus on getting great tenants and don’t take any undue risks with your business; as an old guy it is much harder to bounce back from a screw-up. 

I have the money for repairs but would like to get into the property with no or low money down.

Yes, some deals you will absolutely need more money to get into in certain parts of La, especially if the the rehab budgets are 100k+. 

30k seems too low, unless this like a 1bd 1ba cabin lol

I have mixed feelings about them as do many seattlites,  but generally speaking they are more organized and better managed than the currently available alternative  (tents,  broken down RV or cars,  or piles of cardboard)   ---   I'd trade a larger tiny house village  for an equal reduction in the number of "unsanctioned" campers in an equal radius of my home  (and investments)  any day.That said,   I do disagree with the "low barrier" ones (which allow drug use/etc).