Please use an attorney to write these documents - this is the equivalent of going to see a dentist in the van down by the river - it's great until something goes wrong and then you could be completely screwed 

First, I think self-doubt and fear keep most people from trying something new or investing in real estate.

This is something that I have always wanted to do but finally decided to make the career switch and go for it.

Although I’m guessing most people in this position would use Wordpress or something more customizable.

I don’t know if I should invest in the Jersey market and put maybe 20-50% down on something, make less cash flow and make more appreciation, or every two years or so maybe buy something fully cash (my own $) in the Midwest let’s say 5-10 units and make more cash flow with no debt as with the income I make I can just save and buy more, don’t necessarily need to leverage in some markets.

Sometimes tenants do something that attracts pests (eg food is improperly stored, trash and food are left out, etc.  

And what is your price point and are you looking for a turn-key property or something along the lines of a "fixer upper"?

I want to find something local (Los Angeles area), move in, do small renovations to possibly build up more equity, do a 1031 exchange, and find something better. 

I hear a lot of people discouraging folks from getting licensed if they don’t plan to be full time, and there is something to be said for that.

He is about to retire and is going to need something to do so he does not go crazy.