The past 3 people who did that have either continued to be demanding or have had their contracts "canceled" and I have to work to get the money in the long run.

My wife intends to continue working so that helps for sure.

When you can borrow 80% tax free and continue to collect the income?

I can only speak to myself personally but I've continued to invest, knowing properties may not cash flow much but I've invested in value-add so focusing on appreciation.

It's so bad that my last purchase was in Indiana, which was my first OOS investment, and likely will continue to look there if the market doesn't improve here.  

Quote from @John Busch: Truly appreciate the multiple responses and look forward to continuing our communication as we live in Southern CA and do not have many contacts in that part of the county. 

But after a year or so I want to purchase my first single family home and BRRRR it and continue BRRRRR'n SFH's. honestly, I'm not sure if this is a good idea, or good start.

If you've got people fighting over your listing and competition trying to get into the unit, then you're too low.  

For this, the learning is done by continually talking with people in the market you are looking and similar deals.  

I currently have 30k in cash and continue to look for a solid option to finance.