i do think it's still possible for the small investor to 'invest' in CA by house hacking. 

I have a guest house that my sister is currently occupying but will be moving out in the next few months.

I started my real estate investing journey this year with the private purchase of a off market house that went awesome.I then found a interesting triplex/warehouse property, went and looked at it with the listing realtor, crunched the numbers and decided that it made financial sense.

Vet that is interested in house hacking my way up to apartment complexes and I am considering Houston as a location for that purpose.

They will have $ problems, title problems, repair problems, tenant squatting in house problems, real estate taxes problems, lien problems, forbearance coming due problems....  

How far away from your house is it? 

House is rented out regularly but also has a 2nd homesite that has a septic installed & perked for 2 Bed.

Question from the other side, appreciate your help:House owner was trying to sell his house but didn't get good offers so he rented it out to me, we signed a lease and I gave him the security deposit.Later before move-in, the owner said the house was in a contingent sale which the owner cancelled but the buyer didn't and the buyer fulfilled his conditions and he wants to move forward with the saleWhat are my options as a tenant, move in date not reached yet and owner saying sorry go find another place to rent?

It's also helpful to get a read on someone you have to be neighbors with if you're a house hacker.Here are the questions I typically ask a tenant at a showing/inspection, and a number of the wild/helpful/interesting answers I've received over the years as an investor/agent.  

So a hot tub is essential, and a nice outdoor area with hammock & firepit. or one of my students caters to families with smaller children and has bunk beds and an outdoor swing set and play house.. that is all they need there.