I currently have six rentals, one commercial, one new construction spec and seven parcels of developed land that I will continue to build on.

I realize SoCal is not the most ideal area to invest in rental properties, but I plan to live in my first property.

I'm working to develop a stable, and passive income through real estate.

No idea, ideally I'd like to use hard/private money to BRRR, or maybe even seller finance if they'd be open to it?

Ideally, I wouldn't have to pay any attention to what's going on, but I think with any PM, you need to pay attention.

I would suggest getting just one agent if you can in Texas and develop a relationship so they take care of you and when your ready to deal they will be too. 

Short REITs such as avalon that have large exposure to markets such as SF Seattle and NYC where rents went up so high to drive people to purchase but developers kept permittingNote analysis does not apply to sfh and non top 10 metro.

There is still opportunity out here but a lot of it is going to be reserved for major developers and institutional investors. 

I can see some developers trying to land areas they feel will turn around in opportunity zones.

Since then I've read, and continue to read, numerous real estate and self-development books.