In the sale of a REO in the mls, not on an auction site, yes owner occupants have an exclusive period in many/most cases.

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.  ;-)Today's Newspaper***********************************"Metro Phoenix homebuilding hits decade high"New houses are going up in the Phoenix area at the fastest pace in 10 years, and prices are climbing faster than they have in five years.Buyers are again heading to Valley suburbs farther out to find houses they can afford.By the building numbersMore than 1,950 new houses sold Valleywide in May, and the pace of sales for the year is 18 percent ahead of last year, Belfiore Real Estate Consulting reports.May was the best month for new house sales in metropolitan Phoenix since March 2008, according to RL Brown’s Phoenix Housing Market Letter.Brown reports the median new house price in the Valley is up almost 3 percent from last year to $330,000.

Online coverage has been broad too, with a heavy East Coast focus but extending as far as the Time’s newspaper in the UK and James Edition in China. 

@Caleb DrydenYou missed the window of being able to sell the home and avoid some or all of the gain via section 121 exclusion if you live in the home for 2 out of the last 5 years.

My question is, are there any rules preventing me from working exclusively with investors?

California isn't the problem here.OP will want to consider his IRC Sec 121 exclusion, and all capitalization to basis over the years to mitigate the tax exposure.To everyone suggesting an IRC Sec 1031 exchange: You can't 1031 business rental real estate into a personal residence.... 

Currently I have 1 property in my name exclusively, from before marriage and then we bought a property together as joint tenants and are both registered on MTG. 

@Sylvia B. you need to file a quiet title action and have the Court declare that you are the lawful owner of the property to the exclusion of all others.

This is exclusively for land deals (vacant land properties).