We currently do not have much money in saving due to recently rehabbing both of our houses.

I just sold my house , agreed on a price but told the buyers agent to add their commission to the sales price in a fixed dollar amount .

What I mean by that is for instance in a place like Newport Beach California where houses cost millions to buy there may be apartments available for 2000 a month, which is way less than the per square foot of a purchase.

I was able to take a loan on my 401k to help pay down our house, but I was recently fully disabled so there wasn't any penalties for us.Get a good CPA and get started.Plus you could always wait a bit and not move on any more properties until you get all this under control.

If you are going to house hack, then you could do FHA. 

I held open houses - people flooded in.

Supposed the seller is gonna close on her new house on 7/5 and vacant the property by 7/8 but due to lender was not ready, closing was pushed to 7/9.

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Renovation, renovated the kitchen, bedrooms by adding closet doors, LVP flooring through the house, new paint.

Here are some key recommendations to consider:1.Focus on Emerging Neighborhoods:Look for emerging neighborhoods in Orange County where property prices are still reasonable but expected to appreciate.2.Niche Markets:Consider niche markets like student housing or senior living, which can offer stable rental income.3.BRRRR Strategy:Use the BRRRR method (Buy, Rehab, Rent, Refinance, Repeat) to increase your property’s value and refinance to reinvest.4.Partnerships:Form partnerships with other investors to pool resources and share risks.