I feel like I'm working just to pay for rent for the apartment I'm required to live in. I

Even with the PM costs as they are in TX and a few others states I invest in I can net positive cash flow in growing markets.And with my primary residence and other investments I own in CA already I also want to diversify my holdings. 

I wouldn't be surprised if a veteran in the game is impressed with you being so interested at your age takes you under their wing as a mentee, or even some sort of unpaid intern type gig.As for investing your current $$, I'd say open a high yield savings account (Ally, Citi, or Marcus by Goldman Sachs) and start stuffing money away from your part time job or side hustle, and save towards a down payment on your first investment property. 

The old adage "location, location, location" rings true in this game.  

Why do you want more real estate when you just got into the game? 

The area has the nickname "murder one" it is known to have gang meetings at the park across the street from the house we were potentially moving in. I

When you've won the game, stop playing. 

Speed to lead is the name of the game right now with all of the competition out there and everybody marketing for deals.

@Brad De VriesSome considerations:1) If you are planning to use a conventional lender, your parents would have to "gift" the down payment to you as you cannot borrow the down payment (it's your "skin-in-the-game").2) Capital Gains tax is a federal mechanism.  

This type of business seems like a game changer to me.