Other than that, you will need to network with a lot of people to find seller finance deals.

If you pay more, you won't meet your metrics and will probably have negative cashflow and/or equity.You may have to make 10, 20 or even 100 offers to get one accepted at the price that meets your numbers.This is what all investors did BEFORE the Great Real Estate Crash of 2008-2010.

I’ve done my research with (reading books, podcasts, etc) but still feel like I’m not doing enough.

AB 968 will make it more difficult for first-time investors to "flip" our quickly "house hack" homes since anything resold within 18 months.

You open yourself to much more risk in not being able to finance out of it and being stuck with hard money and those fees/penalties.

I just read about it this morning and think it is great news.

Yes, you read that right - it does not list a sales price. 

A little more info, I am doing a full cosmetic rehab on one of the units and a lighter one on the other but I am assuming if I am going to split the utilities I should do that prior to any rehab. 

I'd start with picking one city and spending a lot of your time to do a deep dive building relationships and learning different areas.

I would suggest starting with reading the IRC book all the way through multiple times.