I don't technically qualify for FHA or conventional loans, so I'm hoping to explore potential other options for financing, perhaps portfolio lenders at smaller banks, perhaps a partner that would like to team up on a property? 

I was wondering if there are any meetings or training in the Orange County area that anybody knows about so I can increase my knowledge and skill set as well as network.Thank you very much!!

These loans could be easier to qualify for but the terms are different than a conventional loan.

@Chris Paez I'm not sure if an accessory unit would qualify for a 2-unit property. 

I think house hacking absolutely is the way to get started in the investment game, I don’t know that you will be able to live rent free, but you should be able to live much cheaper that you otherwise could.As far as in State tuition, I believe, you will need to own a home for a year before you can qualify.

@Wagner AlcivarIf I were you, I'd pick up the phone and try calling other homeowner insurance providers.Allstate, Progressive, State farm, Amica Mutual, etcThere are plenty of them and they each have different underwriting procedures.With some, you'll qualify.

This would normally be taxable but because you qualify for 121 your accountant puts that exemption against the boot.2.

Never give any applicant a reason unless required by law.If you do not find a qualified applicant then you reject simply by stating that you are sorry but that their application has been rejected.

Are you a developer, are you a contractor, what skills do you have that will aid in your investments? 

The Craftsman Mindset, where the individual is more focused on mastering skills and asks, "What can I offer the world?"