Got a few rentals and a couple flips under my belt hoping this site can help me get to the next level. 

new investor in southern Californiawould like to know of best entry-level communities with lowest days on market

You can work on the assumption that you can continue to perform at the same level.  

I have been  real estate coach and mentor for over 4 years on a national level and currently building out a small local group here in CT.

@Corey ShieldsIt sounds like you have a very level head about you and you've done your research.  

low inventory levels <3 months supply and rental income has not keep up with the housing appreciation pricing. 

Moral of the story, Fannie Mae and Freddie Mac along with HUD loans are not sold down to street level investors.  

I do not plan on moving out of my current home.Also, if you make more than 80% of the median income level of the property you are looking at, then you DO NOT qualify for this type of financing?

If you have a 1980's split level that just needs a $20k "refresh" but is otherwise totally inhabitable, a bank can lend on that assuming it will be a primary residence or you have enough money down to qualify for an investment loan (30% typically). 

I don't know of any legal requirement to keep rents at the same level for everyone, unless you are dealing with Section 8.