Great place to start looking, even further north and north west along I-10, are still great locations for healthcare workers.

I'd actually started a conversation with him in this regard.  

Start with the California Association of Realtors Residential Lease Agreement.

I have 1 rental property that is a duplex as a house hack and the tenant that has been living there for about 3 months now is giving me some problems(not anything that cant be talked about and solved over conversation...

I’ve started this journey with the end in mind (positive energy only) 😊

I would personally encourage you to use debt if you are looking to wait 3 years to get started though.

Stay away from occupied properties since you can't get rid occupant for at least 90 days before start eviction process ( new law ) I'm going thru this right now and it is very very frustrating.

You might consider adjusting your rental rate, negotiating with potential tenants, or exploring alternative rental assistance programs that could cover a higher portion of the rent.

Currently you can find 1000sqft apartments in decent neighborhoods starting at $45k and homes starting at $60k , this is info i found online Bolivia is one of those places where people are still old school and you find the best deals by word of mouth.

In reality it may lead you to some kind of shell company with no contact info or 'friend of a friend with a license', but it's at least a good place to start