I like it though.

However, alternatives like a Self-Directed IRA (SDIRA), a 60-Day Rollover, or a Roth IRA Conversion can help you avoid penalties.A SDIRA allows you to invest directly in real estate while maintaining the tax advantages of your IRA.

I live in SoCal so if I wanted strong cash flow I would likely have to look out of state.

Never seen anything like it since.  

@Marc Anthony MacielIf you're diving into house hacking and multifamily investing in Southern California, you’ll want to focus on markets like Riverside, San Bernardino, Ontario, and Long Beach—areas with strong rental demand and solid appreciation potential.

Read a book, or even a blog like this one:  Application Screening GuideIf the landlord had called the previous landlord (me) they would have immediately denied her."

I would like to get into the flipping game, buying a house in the market wherever she can get a contract in, and my full time job is to flip the house.

This tenant will likely  cause you more financial burden down the line, so I also agree to evict. 

I like the market because of stable employment from hospitals and universities.

It's a good idea to connect with a realtor in the area where you would like to purchase.