Definitely a smart move to consider some out-of-state options before diving into a first investment property. 

You can use FHA and low-down payment options with duplexes, which inflates prices.

Research the area's nuances, understand BRRRR financing strategy, network with local investors, analyze potential deals, use VA loans wisely, explore financing options, and network through investor groups.

You are correct that it can be called but you are also usually given the option on either adding to the account or selecting what to sell.  

Also, when interests were low in US, Heloc used to be a good option.

Would appreciate any other good options, especially those with focus on California markets. 

If you come to the conclusion that you need to focus on your primary earning job but want to start investing in real estate then maybe a turnkey option would be best.

Even though your market might prove expensive, I would exhaust all options before ruling it out.Truth is, you have a unique competitive advantage in your market.  

As already mentioned, he wouldn't be able to use rent from roommates to help qualify but based on the numbers you shared there should be a VA option available considering how much flexibility there is. 

She had zero other options when she sold besides the deferred sales trust.