Very good job getting the reserach part down.Now you need to focus on buying the first investment- You need to decide- do you stay in CAlif and bank on further appreciation, or do you go midwest and get cash flow and lower entry costs.Its nice to diversify (I have both) Specifically Temecula, CA and Indiana.The local ones in Temecula have great tenants, stay a long time and pose few problems The lower income ones in  Indiana has a much higher cash flow, but also have their share of evictions, and issues.

Great job growing quickly with super low cost properties.Just don’t forget that there will be bumps along the way, especially when dealing with lower income housing. 

I work 7-3 at my job and get home at 5 At the latest.

Available lines of credit and a steady stream of extra money from your w2 job can’t mitigate that risk .

If your agent is not doing a good job then make a change.

But I’m busy with a toddler, full time job, and soon grad school.I want to buy now bc I don’t want to pay rent and I know things are high now but who knows how long it will take to go down.

This is no different to me than if you have direct reports in your w-2 day job.

I'm a single parent, I have a full time job, and I'm a real estate agent.  

I am an investor looking for local BRRRR deals, but they have been hard to find since I have a busy full-time job in another industry. 

Occasionally I'm out in LA, love writing there and of course the beach/people!