[NOI / Cap Rate = FMV]You'll need to put in some work to underwrite the NOI and determine the local prevalent Cap Rate.

I was unaware that most sellers likely already committed to a total commission amount prior to listing so forging a buyer’s agent provides no incentive for them to lower the price.

I have one property that I bought almost 18 years ago and I'm committed to finding and buying my next investment opportunity!

The payment on the SBA loan is about 375$, that would add +$1000 to my cash flow if needed and I could still continue to pay the house off aggressively, while I decide if I even want to make the commitment to buying in California. 

@Ryan Guffey getting a simple buy and hold rental could be a good start and may help ignite our shape your desires, goals and time commitment.

If his main contribution was going to be the work of him and his people, he needed to be able to commit to primarily just this project. 

I am ready to commit the time, energy, and effort to make the most of their counsel.

Also, you have to check the chemicals every day to make sure everything's cool, but it's about a 2-minute commitment, plus vacuuming once a week.

This business is about committing to your goal and having the confidence that you can make it work.

You could also narrow your search to specifically multi-family properties and commit to visiting every one that lists in your price range.