Always says, IN MY OPINION.

There’s a lot of high priced areas here in the springs but in my opinion you can still find really decent living for around 100k, I don’t know if I can post my wife’s business link or not but feel free to PM us.

I need your opinion on what my options are?

In theory, I believe you should be able to rent out STR in any complex in California, regarding of HOA rules, so long as it is permitted with the City.Your best bet is to seek legal counsel and run the Oxnard case by them to seek their opinion.

Just my opinion. 

Regarding infrastructure, start talking to other contractors to get bids and opinions on any potential pieces of land you're looking at buying.

@Mike Dymski I respect your experience and opinion.

I would love for him to not have to worry about a college education and student debt and I would love to be able to leave him a small nest egg when I'm gone.

I've read about your strong opinions regarding Realtors (I share of those opinions, but I also know that most of my clients will tell you that a great Broker is worth more than anything else in a Real Estate transaction or longterm investment strategy), so I won't suggest that you build a relationship with a Broker who will happily have someone on their team build spreadsheets with the hundreds of names you want.

In this area, I'm normally purchasing properties around 30-40% of the ARV so, in my opinion, you're overpaying for this place.