I am fairly new to investing however I have 6 years as a realtor and 3 years as a loan officer.

If deferred loan payments are possible, (and more importantly, fairly common), it'll go a long way in instilling confidence in this very big move I see myself taking. 

When I first started out, I used to do out of state investments (i still have a out of state rental), but personally, I felt I was so detached form my investment, my education was fairly limited (nothing wrong with that if you want hands off), but if you're wanting to start a property management company, I would be hands on It's not easy starting up a business being hands off.

From a distressed owner then is different, if it was an agreed price and you dealt fairly, when you buy that relieves that seller.

Most people would have told me not to buy it, but I am glad I did as I don't have time to deal with properties not near me and I felt LA properties were kind of a bargain at the time even though they were comparatively expensive to places in the middle of the country. 

Even though it might look like a bargain there is usually a reason for this Due diligence and market research is your best friend 

I had to make adjustments (fortunately the one that needed the fastest adjustment was on a month to month) which I implemented over a fairly short term ($190 a month increase within 5 months).

I will point out there is a fair amount of irony the bill is introduced from the state of Texas.  

I'm 24 and fairly new to real estate investing.

. ^^ We have a fairly active group of real estate investors living in Korea focused on investing in Korea, the US and the world.