Control the property with a contract that includes right of assignment, right of entry, right to market, and an escape clause.

You'll really not ever have much of a chance of monthly cash flow in SoCal so it'd be an appreciation thing (and higher entry costs) or you could hit monthly cash flow in other states and not ever get quite the appreciation potential that SoCal has. 

As a newly licensed agent, you just want to keep out of the way of the areas likely to be displaced (data entry comes to mind).

Interested especially in things with a low point of entry, and things I can do while working full time!

Also, if anyone has recommendations of areas local-ish to Vancouver that have a lower cost of entry and good for rental, I'd love to hear options.

@Brian Eastman I agree it's not for everyone to DIY, they should at least read and see how few entries affect them and to know there is an associated Schedule E. 

I know other investors from that local market in which invested in the D class market because of the low entry price point.

Another error I would rectify is not to take the wood all the way to entry and exit doors. 

I would like to eventually get my license, but I don't want to wait before I get my feet wet, so i'm considering taking any entry level position at an investment firm to start.

I provide him a detailed SOW ( i.e." 60" , double bowl 8" center master vanity is placed 23" from entry wall"), floorplan, and timeline.