--Other creative thing I'm not aware of?

The item that I'd want to make you aware of is... once you are licensed in VA - you'll need to find someone in VA that will allow you to hang your license with them so that you can be on active status (which is a requirement by NC Real Estate Commission) despite not practicing real estate in VA.

Hi Marvin, most people in So Cal commute the other way, If you are living here house hacking is definitely an option especially if you want to stay in the San Gabriel Valley.P.S.

I would try to stay near Light Rail and transportation options.

Is your lender aware?

Seems like this is a very spotty area but if I stay within Normal Station borders , it is generally OK.. 

@Raymond King Finding properties is all about connections: 1) Reach out and stay connected with RE brokers in your desired areas.

Also stay away from Cuyahoga and Cook counties, as the magistrates there highly favor borrowers and can really drag out the foreclosure process and rack up the legal fees. 

First, the most simple approach is to join all your local Facebook REIA groups and stay active in those by letting everyone know what your goals are. 

The low down payment helps me keep a lot of cash in my own pocket to support the rehab and stay liquid.Private money is nice, but sometimes can be difficult to use in conjunction with hard money.