I'm planning on doing macroeconomic research on out of state areas with similar to larger populations until I pinpoint a couple of good markets where the cost to build new units far exceeds the cost to buy existing units so that I can focus on investing on these type of properties there.

@William Robowski I know some people who have some rentals, and those who focus on AirBnb.

I considered it this year but have decided to focus on a different area for now.

So... we are working with a friend on doing a cash-out refi but the new payment is a little hard to swallow since it's $300 more/month and we've been so focused on getting out of debt...

Hey @Caleb Bryant, I like that you offered to somehow try to bring value to any seasoned investor, potentially willing to spend time with you first, and not focusing on your needs as the primary goal.

Any focus groups?

Unfortunately, most sellers are pricing these properties as if they are currently rented.Try to focus only on motivated sellers.  

I am however open to any areas within the Inland Empire area as long as the renter market is high.I've been looking for RE groups and communities and found the Inland Empire Real Estate Investment Club, which I plan on attending soon to really focus on networking and "building my team." 

I promise to go above and beyond for my clients, as I understand the importance of a focused and knowledgable agent.

Focus on your goals and every thing else will follow.