Looking at the numbers today (keep me honest), I believe you can still find deals with 5-6% yield (current rental state) and hope that it goes up.

I would start with them.I am not based in LA, so I don't know your exact laws, but I think I can still provide some initial direction for you to find answers, and maybe offer an idea to research.  

The bad news they are finding more ways to make money off these properties.I have the bulk of my investments in LTR's and I'm happy with this.  

It's active in the field career training via doing. 

Partnerships........find a partner while you have a 9 to 5

As Josh mentioned, it's important to find your right fit, I wouldn't focus solely on price especially if you're looking to be very hands off and you're looking for quality. 

If I was in your shoes I would find ways to streamline your day job so that you are not spending as much time in that role.

My name is Wes and I live about an hour north of Toronto, Ontario, Canada.Looking to get into real-estate investing with long term rentals, BRRR, and House hacking.Currently looking to also find other other local people to chat to about real-estate and how to get started in our currently price inflated Ontario market.Let me know if you're in my area!!

For the county, you're probably going to find the most inventory suitable for S8 in/around North County.

And a quick search U find they have no license so you know they are fakes without going any further..