Snapshot - Live in SFV/Southern California; Married with 2 young kids, live in an apartment with rent control, have student loan debt (on plan for forgiveness), car loan and some cc debt, make decent income and in process of paying down debt.

You don’t mind paying high interest or the convenience fees that contractors will most likely charge for using a CC?

I'd recommend US Bank or something like it, get a business CC with them early, establish credit for the business, and then get a better performing credit card once you qualify via the business like AMEX, Discover, Chase, etc. 

Much appreciated @Brian C

Plus you have to put deposit on your CC to even be able to bid. 

[I usually stick to C+ / B- / B neighborhoods, and I'm starting to realize that my B neighborhoods (that look worse on paper) are actually performing better and giving me much less headaches than my C/C+ neighborhoods.

(I am familiar with area rents and this is a solid number) Expenses:Principle and Interest ( 3.8% for 30 years): $700Insurance: ~$200 (estimate)Taxes: $300 (true)FHA MIP: $100 Vacancy 8%: 200Cap Ex 8%: 200Maintenance 8%: 200Property Management 10%: 250 (going to self manage, but running the numbers as if I am not) Utilities (tenants pay all): $0Total Monthly Expenses: $2,150Gross Monthly Rent: $2,500Total Monthly Cash Flow = $350Total Annual Cash Flow = $4,200Down Payment = $5250 (3.5% of 150k)Closing Costs= $4500 (3% of 150k)Title Insurance= ~$600 (Estimate)Wrapped CC= less seller paid-$4500Pre-paid tax?

CC Realty and Property Management.

No outstanding loans, spend on the CC and pay it off every month- I’m not averse to leverage, but I certainly don’t want to get so far over it becomes a house of cards ready to tumble down.I assume that I would end up with 2 different "groups" of investment - the one that eventually frees me from a job in favor of my own business that requires less of my time (I know it's not easy and effortless like the gurus say), and one that makes old-age retirement comfortable.I don’t think fix/flip or wholesaling in the near term would work for me.

Ideally I'd like to begin with a condo and rent it out, however the CC's and taxes are so high typically, that unless I put down >30% it would not be cash flow positive.