I'm going to start out with first position mortgage foreclosures (probably not the best idea to jump into a second position or HOA foreclosure until I fully understand the process), but even with the first position foreclosures, some of these deals seem too good to be true.

I'm interested in obtaining my first investment property this year. Any advice for what I could do with only 10k available? I've been looking into cheaper markets that I'm familiar with, but unsure of the best route. ...

You have 2 limiting factors: lack of consistent W-2 income and minimal capital.

Basically my process now is to find a property that the numbers work with.

Seller is looking to get $210 and prefers a cash deal to minimize expenses, which I do too.

Though, this process will be the same for the other state (if you created a CA LLC you may need to register it as a foreign LLC in the state in which you are doing business/holding property).

Rent-to-own or lease-to-own agreements can be a form of owner financing, where the buyer rents the property for a period of time with the option to purchase it at a later date.Check Eviction RecordsAn effective approach to identifying landlords who may be interested in owner financing is by reaching out to those who have faced tenant-related challenges and the demanding eviction process.

Screening is a huge learning process. 

You want a desirable location plus with minimal sloping/grading issues and minimal trees.

I’m planning on finding a property in my area, living in it for a year while doing some minor improvements, then renting it out and repeating the process 😁.