I don't like mixing business with family/friends.

How to find investors other than friends and family?

By the time we hit 14 doors, it also hit me that many of my friends had retired themselves through multi family investing. 

Don't purchase investment property in a heavily regulated, tenant-friendly leftist state like the People's Republik of Kalifornia.2.

New tenant moved in Sept 1st into back lower unit.A friend on behalf of him is using his cell via text to contact me.

Also, the association controls finances, insurance and many other things, a friend of mine has a condo in a unit mainly controlled by Canadians that are seasonal, in their infinite wisdom they decided to not maintain flood insurance for the development (they are in a flood zone)  now the units are unfinanceable , so the values are lower because only cash buyers can buy in the building.

Investor friendly Real Estate agent needing a new website with MLS IDX. 

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bpThe second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

You can also reach out to a friend or family member for the cash.

THEN buy a house.I would consider early on trying to house hack, buy a property and rent to friends.