Consider many options before making your final choice. 

Finally in a place to purchase my first home when I came to the realization that it's not easy to live in CA.

Finally, the strategy of turning your primary into a rental and purchasing another primary works best when the market is tanking, not when it is hot ... then in 2 years and change if/when the market recovers, you can sell your 1st tax free, or keep as a rental if you prefer at that time ... buy low, then sell high rather than sell high, buy high (or sell low, buy low) like most people do. 

This is my first rental property and I'm in acquisition mode.  

Finally, always treat everyone as you would like to be treated and you should not have any problems. 

And after a couple of offers, the light finally came on.  

FINALLY!

Perhaps you may want to speak with a realtor about viewing REOS on the MLS.You can't view them (legally) prior to auction, and they are no longer owner occupied if final judgment has been obtained already.

The bank included a mold disclosure form in the final contract.

Thus I finally went the out of state turnkey route, and that has worked well for me.