What is the best way to get there if you not from SF with parking being limited?

I would suggest taking Bart getting off on civic center walking up the stairs & right in front of the theater

Catch BART. There is a station right next to the theater. We drove from San Jose and parked at the Millbrae station and it was easy. No parking issues, and a 30 minute BART ride from Millbrae to Union station.

You could valet park across the street behind Hotel Whitcomb. Short half block walk to the theater.

If you want a nice dinner and don't mind pricey valet parking, dine at Villon half a block away

I used the app "Spothero" that showed parking lots, along with costs near the Orpheum Theater. I was able to reserve a parking spot days before I drove up to San Francisco.