I recommend flipping instead of owning SFRs and being a landlord. In SOCAL if you can buy and clear up the mess(es) attached to most distressed homes thee days you will find a very nice first time homeowner market awaiting you. I feel this is best accomplished with a strong(yet nice)agent and a very patient and businesslike attitude.
On the other hand, if I were to be a landlord, I would buy three or four-plexes near large employment sources like hospitals or manufacturing areas and/or institutions of higher learning. Sometimes the tenants of multi-family units look after each other.
Multi-unit properties are also experiencing lower prices and the further east from LA and Orange counties you are , the less expensive they are as you probably already know.
The buying process can take a while these days. I can't see the logic of waiting to buy when you are in a down market, unless you don't feel you have your ducks in a row etc...
The CRMLS site has a great, ad-free search engine:
CRMLS Active Property Search, powered by Immobel.com
It's a blessing to even be employed and so you are in a great position. You are doing the right thing by front loading the process with as much education a you can consume and digest before you start signing things......