I understand that you are looking at off-market deals, but a lot of newer agent will be okay running comps for you in exchange for future business.

If I were you, I would find a guy who's doing a couple flips per year (some one who might not already have $500k lined up from lenders), and lend them your money at a really low interest rate in exchange for some mentorship.  

Send a dm if you'd like to exchange phone numbers and talk about possible investment opportunities or just share advice.

Offer your time in exchange for advice.

Persevere in finding a way to add value to another investor in exchange for training.  

So it might take longer for your rent growth to get to a neutral position especially with all of the legislation they are trying to pass there that is in favor of residential tenants.I do not know much about CA but have lot's of clients who have big gains and 1031 exchange into commercial passive NNN assets and they tell me lots of things going on in the markets. 

I went with SFH because...I can sell one of my thirteen properties to exchange in to something else because of appreciation, HOA or neighborhood problems, or an amazing opportunity.

Did you consider doing a 1031 Exchange?

Would you sell the property and then take the proceeds and do a 1031 exchange and use that money to purchase 2 or more rental properties?

I have been in touch with a few investor real estate agents to see if they would mind me tagging along in exchange for helping setting up appointments and other grunt work to free up their time.