I always suggest people get all the junk out of their lives (candy crush, farmerville, facebook, etc) and spend more time reading and studying real estate.In the long run, of course it is well worth it!!

But it saves me time and is a better place to start since it isn't a lot of eye candy and numbers, and is easy to complete.For a quad plex, I would still use the same metrics as a small commercial property and would evaluate based on Cap rather than comps.

I see a few solutions though, 1) You already have a ton of cash stashed and don't need banks or2) You have relatives or friends who will finance your projects or3) You understand Hard Money and how it works or4) You will be partnering and doing Joint Ventures or5) You will be doing Subject To, so you don't need banks or6) You have one amazing printing press that spits out $100 bills like candy (I don't recommend this one)And, by the way, Phoenix, Mesa, Salt Lake, Austin and a whole bunch of other places are better places to invest for safety and return than SoCal right now.

I agree with @Carter Crowley - good agents, the ones you will stick with and never question what they get paid, will never negotiate their commission because they earn it.

@Carter Crowley as @Ray Lai mentioned, most DM companies can fulfill your mailings using your templates.  

To some they may not find this fun, but for me I get more excited than a kid in a candy store driving around finding abandoned and run-down properties that I think a savy investor would love to pick up!

When we did a new development we set up a new company exclusively for that development and when the development was sold out, we would go out of business for that company.My wife has her own businesses, not in real estate, but now in candy. 

Thanks so much @Carter Crowley! 

I had an idea to buy candy at Walmart and sell to my peers for cheaper than the cafeteria vending machines.

You're not selling candy bars or a used car.