Within the next year I should be able to transfer out to a university where I'll hopefully get into a Nursing program.

We also have programs that would allow you to buy with as little as 1/2% down and might not be available in every state.As far as buying out of state and continue living in California, you need to consider factors such as the management expenses and the fact that you may not know the market well enough to make a property purchasing decision.

Have you taken the train to downtown?

I consider population growth in an area and the city programs available that can subsidize property debt.

There are numerous hardships such as your career forcing you to move out of the area that they have programs for.

I don't think the money actually pays for the program it get absorbed in the system. 

I'm currently teaching high school math and planning on buying our first home next summer through the "neighbor next door program."

you can also look into the NACA purchase program you can get a home with No down payment, no closing cost, and no fees They will make you jump through hoops for this but the end result is well worth it 

However I know some bougtique fellows that are not realtors will use their sourcing ability and their rehab ability and bring you a deal at cost with a pretty small mark up  usually less than a sales commish to an outside agency.. so there is that program as well.. need cash for that.. in the old days I used to do the Hardmoney loan to help you buy and rehab but most of us lenders won't do that for newbie or out of state investors anymore risk are to high.But get on line check out all the different companies there are 100's  and there are probably 30 plus viable markets ...

Is it through Homesteps or a similar program?