I think that's a good plan to get your finances together first so that you then know how much you can afford in your search.

I am really frustrated and thinking about getting out of the rehab and may be sell it as it is.

My goal for my first year in real estate is to do enough sales in order to be able to afford a down payment on my own duplex, or other type of residential income property! 

In general, everyone wants to stay in the nicest property that they can afford and when groups get together, the affordability of the nicer properties increases and the lower-end properties will fight each other for bookings.

The people who are born and raised in Denver continue to opine about the affordability, but those who are moving into the city with fresh eyes will gladly take their profit from the coasts and pay all cash, over ask in order to live in (again, my opinion) the best city in the country - diverse economy, great work/life balance, friendly people, city without most of the big city problems, 300 days of sunshine....

Since you are planning to house-hack, I would recommend you figure out what is affordable for you in terms of monthly expenses. 

Since the prices of homes are so high in California, purchase a home you can afford with your pre-approval letter with the most bedrooms you can find, then you live in the master and rent the other rooms out to college students, young professionals, single people, etc.This will help you break even for your mortgage payment/could potentially make money each month.

Although I don't want to live in it long-term I could certainly afford double my rent and put that toward a rent-to-buy agreement. 

I am a school teacher who is looking for a way to afford a 2+ acre lot for my family to live on some day (hopefully soon).

Truly much needed affordable housing .