Finding a potential lot won’t be hard but getting a local municipality to give you the green light to build an MHP is going to be next to impossible.

Deed restrictions tied to a mortgage can be tricky to remove, but it’s not impossible.

My plan for this year is improve my credit, get my real estate license (to increase my income on top of my W-2), possibly career transition into the property management space (to learn more), and save as much as possible and learn as much as I can.I’d love to house hack close to home but my area is so expensive it seems like it’d be close to impossible. 

That 2nd requirement is  what makes it close to basically impossible with a W2 job.

Bottom line, it’s not impossible, but definitely challenging for someone just getting started.

As you know its near impossible to find a good cash flowing deal in CA due to sale price, taxes and lack of inventory.Last one I closed on was over off of Germantown Road it was a great 2 unit that needed a little TLC for $160K but passed an inspection and was livable.

Quote from @Laura Stayton: It's impossible to answer this question with the information you provided...How so? 

Almost an impossible way to “get started” as you’re going to need full purchase price in cash on hand or a HML willing to instantly fund you. 

Investment properties prove to be more challenging, but not impossible when titled in your own name.  

Just remember that wholesaling is much tougher than all the gurus make it seem to be, but not impossible at all if you create the right systems and understand, when you are new, that you are solving problems, not throwing cash.