That said, you should educate yourself on the rules and have an attorney you are using. 

I did the continued education package as well, so I believe I have 270 hours of material. 

Now that I own my family home in the Bay Area with some built in equity, I’m ready to leverage that equity and my savings to get into the game.

You'd end up with more leverage than you have now, but that's how REI portfolios are built. 

Hey Sage- Sounds like you have a good understanding of how to leverage and invest, now it's just a matter of committing to growth.

How many years of experience and education should a real estate agent have before I move forward into a deal with them?

I am a beginner investor who has continued to educate myself in regards to REI. 

You have the opportunity to leverage a little debt and put your money to work out of state where there's some potential for great returns. 

(probably 9-12% depending on leverage if property is in California.)An equity partner can work well too, but you will be giving up a lot of money in the long run if the deal has margins this good. 

I am curios to how some of you may have or may be increasing your rental portfolio inventory by leveraging existing equity to purchasing new rental properties.