It sounds like you haven't defined a "deal that works" or looked at enough creative options in California yet. 

Do you own all aspects of the operation?

Training/workshops are useless on a national level as almost all aspects are very state specific, and often county/city specific. 

House hacking is a possible alternative, but given California's high real estate values, investigating other areas may be a good decision.Houston, TX is frequently seen as a favourable alternative for out-of-state real estate investing for various reasons: Diverse Economy, Population Growth, Affordability, Landlord-Friendly Laws, Job Opportunities etcRemember that success in out-of-state investing often involves ongoing communication, local support, and adapting to the unique aspects of the chosen market.Good luck!

Additionally, local laws and regulations can also impact the speed at which an eviction can be carried out.Understanding these key aspects of the eviction process can help landlords and tenants navigate this challenging situation more effectively.

Research and learn the different aspects of the industry. 

As @Dmitriy Fomichenko mentioned, you cannot personally guaranty the loan and the limited recourse aspect navigates that requirement.

But yes, I didn't consider the political aspect of living in a HOA community and doing something like this. 

In what areas or aspects did the legislation on the lease option niche changed in the last year?

Further, LLC will qualify for formation of solo 401K, or even defined benefit plan with extraordinary tax free contributions if you’re over 50.