He actually had the nerve to tell me he didn't even know the house had been for sale. 

For a while, I was leaning towards the Buy - Renovate – Rent – Refi – Repeat strategy but the local market is probably out of reach for me at the moment so I’m looking at out of state investing, even turnkey (I know, the term strikes a nerve with a lot of folk).

You will be able to find a proxy and take the exam in San Diego.As far as your parents rental properties, if they do sell you can then get a Realtor in California to give you a referral fee. 

I can relate to taking a long time to study and learn and then getting up the nerves "balls" to make the offers.

Yet nerve wrecking but at the end of the day they are just regular people BUT yes you will get some angry ones, but just calling to let them know if there is anyway to be of service to them during or after the process and letting them know what you do will give them a more understand.

After closing on my primary, my wife and I dragged a mattress, some pillows, and a lamp and stayed the night just to see what it was like.I didn't sleep a wink because I was convinced the house was haunted for no apparent reason other than my own nerves.

But, using an independent agent will give you the flexibility to examine more than one carrier, so if you are a multi-disciplined investor a different company may have a better product for the various avenues of your investing.When it comes to contractors, unless they are under your employment directly, you should have no need to insure them.  

I will want to examine the lease for exit options in case I find something better or find a house hacking property I'm able to obtain through an FHA 203k loan.  

I'LL start a crowdfunding campaign and donate the first $100.00 to pay your legal bills if you commit to take it all the way to judgment And do a vicious debtor's examination! 

That should make things easier on your nerves and allow to think more patiently, thoroughly and calculatingly your next move.