You can run a Craigslist ad "seeking someone  to research neighborhood properties, county records, and court records. 

Are you wanting to do this your self or do you seek training?

I come here to seek experiences and insight from people who do.I’ll a first time home buyer.

If all operators are crooked, where do you place your money when seeking a quality risk adjusted return, along with tax advantaged benefits?

House hacking in California is very expensive, so going out-of-state for your first property is often the smartest move for cash flow and building equity.Steps to get started out-of-state:Decide your investment criteria: cash flow, cap rate, property type (SFR, duplex, small multifamily), and risk tolerance.Research markets: Look at affordability, rent-to-price ratios, job growth, population trends, and landlord-friendly laws.Build your team early:Local real estate agent familiar with investors and off-market deals.Property manager you trustLocal contractors if you plan on rehabs or maintenance oversight.Crunch the numbers before making any offers - make sure cash flow covers mortgage, taxes, insurance, PM fees, and a reserve for repairs.Markets I’d recommend for first-time investors seeking solid cash flow and manageable risk:Akron / Canton, OHColumbus, GABirmingham, ALParts of TXMemphis, TNThese markets have low entry prices, strong rental demand, and a lot of turnkey options - perfect for a first out-of-state property.Start small, get your first property stabilized with a good PM, and scale from there.

Readers should seek professional advice.

What price points are you seeking and in what areas.

Readers are advised to seek professional advice.

Would love radical ideas for this agent to feel the pain personally that he caused his buyer 

If there are any stressors or pain points around these decisions, I would trust your gut.