AB 2424 (Schiavo) takes effect on January 1 2025.

A buddy of mine invested early in that area, and let's just say he's not regretting it.From what I've heard, these massive projects tend to create ripple effects in the surrounding neighborhoods.

A debt relief company is probably your best and most cost effective option. 

When you add books + podcast, your time in the forums here learning, AND in-person networking and relationship-building with real-life real estate investors, you will gain more confidence in the reality and soon be in the starting lineup.

I would build a relationship with your lender.  

This post does not create a CPA-Client relationship.

If you choose this route, make sure to have clear, written agreements in place and maintain a professional landlord-tenant relationship.

Taking action for you right now, because it doesn't seem like you know much, is going to real estate investor meetups, reading books, listening to podcasts, and asking a lot of questions while building relationships with other investors.A VA house hack is overall a better option, but comes with more overhead.

In my opinion, this is much more effective than texting, which often feels like a constant game of cat and mouse with phone carriers.

If your goal for house hacking is not to cashflow immediately it may make sense if you're paying a significantly less amount in mortgage and expenses on your house hack because the other side is effectively helping pay that amount.