Professional guidance can be obtained from local personal experts experienced in your particular niche.  

In case you haven’t read the previous responses or haven’t walked a mile in a landlord’s shoes. 90%+ of your problems are caused by your local/state government that you seem to be giving a free pass.

After debating local vs. or OOS, it seems like prudent advice to try to start locally with long term MF in so cal. 

Local Market Liquidity6.

Go to local real estate investing meetups at least monthly for six months and don't bring up the partnership until after three months of them.

Our network partner, Erika Gilbert, identified this gem through local market connections.

Look into areas with lower price points and solid rental demand this can allow you to start investing without the pressure of high local prices.Your brother’s contribution gives you financial flexibility, so use this time to find a property that fits your needs without rushing.

I paid $600k and got a local bank to loan 75% for 5-years at 3.85%. 

It's really not that difficult, only takes an email or two to the local creditor's rights attorney in the state to get the ball rolling. 

Those are usually not local hard money lenders.