I'm also a CA to Nashville transplant. 

I currently own a home (fha) and i house hack, so needless to say i live rent free at the moment.

I’m trying to get into real estate investing my goal was to use the House Hacking technique and purchase a 3 family property live in one unit and rent out the other 2 and live rent free and then purchase a second property.

So all these people still need a place to live- rent or buy but they need a home so someone is buying them and renting them out.

You could buy that, live rent free, save your cash, explore a new part of the counrty.

LL are more likely to sell when they have to go through the hassle of an eviction and have the unfortunate event of having someone live rent free in their unit for up to a few months.Unemployment in San Diego is significantly higher than the national average (estimated at over 30% in San Diego, nationally the rate is ~15% - So our unemployment rate is near double the national average) and higher than during the Great depression (it is at an all time high).

A 30 year old friend of mine just went down for a liver biopsy.

And if you live real estate and like working with people then for sure you should get your real estate license.The future of the market we cannot tell yet are you better in another business that may not be your passion.  

The question in my book becomes, can you find a place to live/rent cheaper than $2,200 knowing that you don't have to invest $100,000 to "create a living space"?

Some are going to take advantage of the situation, try to live rent-free until January and then bail with no intention of repaying this "loan" that our fine administration provided them.