I've been working with a local agent, scouring the MLS listing, driving for dollars but nada. 

My friend, you clearly did not scour this thread and read ALL of my posts.

I've registered my LLC and am scouring for properties and lenders while I bring my real estate investing knowledge from a decade+ ago to today.

But I've pretty thoroughly scoured landlord-tenant law for my area on a few occasions and have never seen this subject addressed, one way or the other.

I have two realtors that have setup an automatic MLS search, I have been scouring the internet sites and I even started networking with some like minded investors in the area.

Some people research cars for a year before they buy, scouring the internet and consumer reports, and all the car magazines, analyzing safety, gas mileage, repair costs, and hunting for the best deal. 

They walk through, measure, take a few pics, then scour the MLS for 80% of their work.

I've got a demanding full-time job at a startup and am burning the midnight oil listening to BP podcasts, scouring Redfin and Zillow and talking to anyone who knows anything about the Los Angeles market.

It's great that you've been scouring books!

I've also been scouring the forums regularly for other online resources and things to watch out for when narrowing down where to house hack in JC.