In general schools  and jobs of course but the key indicator is a demand but lack of rental inventory.  

My only question to the professionals out there is how do I keep my license active if I am not going to be working with an agency and only investing for myself part time?

Licensing laws were designed to protect the public where agency situations exist.

After we found it out directly from SWBC insurance company about the cancellation on Dec 30th, 2013, Ron Weaver blamed it was a middle agency’s fault. 2.After MSR reinstated our insurance under their master policy, we had a claim payout from SWBC sent directly to MSR for one vandalised property for a total of over $14,000 in March 2014.

@Dean MoormanThese local insurance agencies don't have good policies in my opinion, or prices.  

It's just too far for core Bay Area jobs, overflow, and has all sorts of other issues with the city/Bankruptcy, taxes, lack of services and bad schools, etc.. 

@Matheo Segovia Wholesalers aren't many peoples favorite, as you said, because most of them lack knowledge about what a real deal is.

That they were made aware of the HELOC from the beginning of the process and that their lack of timely action in no way should impact you negatively, and that you would have pursued other options previously had they informed you of the delay.

I am also a partner at a real estate agency there.

Be happy to help, Our agency covers most of the state and we are more then investor friendly.