Best of luck in your investment journey.  

Conversely, are there any areas I should avoid due to high crime rates, low rental demand, or other issues?

Currently I am looking at mira mesa area 92126 as I see ~900K houses there and schools also are rated 7-9. 

This is even true in the stronger markets.So it's not abnormal that you're seeing lower rental rates.

When reaching out for the first time, it might be best to focus on introducing yourself rather than diving straight into the topic of purchasing the property.

Expect a .5 to 1% success rate in finding deals generally, and especially on the MLS.

Best,Jorge

I believe it's the best route. 

4) What are the best ways to network with investors, flippers, and wholesalers in this area of southern California?

mortgage closing costs: 2 to 5%property value appreciation: 3 to 6%cash on cash return: 2 to 4%cap rate: 4 to 5%rent growth: 3 to 5%rental property expenses growth: 2 to 4%repairs & maintenance cost: 5 to 10%capex: 1 to 3 %Vacancy rate: 4 to 6%Mahalo !