Market might be competitive but there is angles to stand out depending on what you are comfortable and able to handle, such as waiving an appraisal contingency, limitng inspection rights and time frames, closing time frames, allowing seller to stay-post closing, taking on difficult tenants, buying properties that might need repairs, etc.

Lastly, keep an open line of communication with your manager so they feel comfortable bringing up concerns or bigger repairs.

You can grow that account to what ever you are comfortable with.  

If so, you may have less risk if you are comfortable with getting it rented / the MTR numbers.

.- determine how I can assist child in purchasing his own home in San Diego.  

Using Tools Like BiggerPockets:BiggerPockets has great "premium" calculators, but if you're comfortable with spreadsheets, you can create your own analysis template.

Are you looking for steady, low-risk passive income now, or are you comfortable taking on more leverage to scale faster?

Good luck, you are a busy man with school, family and baseball.Likely your best bet is house hacking (if your partner and child are willing to share housing). 

They have close family in the area they invest, perhaps even living in the investment property itself like their child who is a college student and rents other rooms in the house to friends, or their sibling or parent.

Ultimately, it's up to you and your personal comfort.