Anything other suggestions or advice.I'm not real sure what I should do about the tenants during this process, hopefully they have renters insurance.None of the properties are in flood zones, does anyone know if you can get some sort of fema assistance even if you don't have flood insurance?

Hi All, I am looking to establish a relationship with a solid portfolio lender in the Sacramento or Yolo county area...anyone have suggestions?

Any suggestions on how I can finance a deal that is under these kinds of restrictions??

No I haven't tried any of those suggestions just yet but I will. 

So yes, ~20% down, but rinse and repeat.I suggest you talk to more lenders/research loan options.

I suggest an attorney to review leases at a minimum.

Any other suggestions on getting my foot in the door prior to licensing?

This couple has suggested that they receive that compensation, AND a percentage of the profits from the sale.

And how would you suggest maybe finding a mentor in my area?

You can try tax liens as George suggested (you have to know what you are doing) or perhaps try investing in mortgage note fund or some crowdfunding platforms which require smaller amounts to get started.