I think the best source is going to be directly from the MLS.My only other tip is to make sure you are comparing apples to apples and oranges to oranges on the MLS or have an experienced investor help you with comps.

I was born and raised in beautiful Orange County, CA and I work as business consultant that travels usually 4 out of 5 work days (M-Th) out of the week.

Can these properties be found here in Orange County or will I have to look out in Riverside or San Bernardino Counties?

I am new to BP but not new to investing in buy and hold.The reason you are not seeing the 1% rule is because you are comparing apples and oranges.

My service area covers Orange and Seminole counties, which included Orlando proper and the suburbs to the North, East, and West. 

La Mirada is Orange County.  

Here in Orange County, which is a very popular place to have business HQ's, there are many commercial buildings that have been empty since construction because the recession is hitting businesses so hard.

Mark, you're mixing apples and oranges, those fee structures apply to regulated lenders and dealers, not mom and pop or private lenders who are and have been for decades restricted from charging "lender fees".

After reading David’s book I thought I wanted to househack in California but just couldn’t seem to make the numbers work here in South Orange County, I even got my RE license when I first moved here in hopes of finding a good mentor/broker and eventually use commissions towards a purchase.

I have never used Hard money before and I am pretty curious about it.One of the things alot of new investors fail to understand is that often when you shop hard money you are often looking at apples and oranges not apples to apples.