If you're new to this, it may take some time to adjust your expectations and get comfortable.

It depends what your goals are, but I'm inferring that this is a comfort/long term investment as opposed to a quick flip.

Go to some real estate meetups/ask friends who they used to buy a house or duplex where you're at, meet some agents and try to narrow down to one that you feel comfortable working with, wouldn't mind having to go and look at places with.

While I was able to leave my job after 30, it hasn't been comfortable.

In addition to comfort and confidence to manage close by and local knowledge.

You'll have to find your comfort level on how you want to manage it.  

I'd recommend somewhere other than California.As others here have said, buy your nice house, pay down the mortgage, relax. vaya con dios amigo.

The more comfortable you have to live, the worst the numbers will be. 

My target purchase price is no more than $410K, aiming for an ARV in the $530K to $570K range.I'm comfortable with small to medium-sized renovations that don't require major structural changes or additional square footage.

. - Are you okay pushing more and having to re-lease the unit, or would you strongly prefer not to have to do that and give up more on cash flow- What do you personally feel comfortable increasing the rent for?