So I'm familiar with managing rentals (even remotely, as I still helped during college) and am hoping to get a good cash flow rather than appreciation. 

Most of the properties are vacant and many times prospective buyers will try to even gain entry illegally.

One thing I did while at college was help manage student properties, and I found it to be quite profitable.

For long term I have less to manage but at the nightly rate and high occupancy the numbers sound way better.

Your landlord sounds like a flake, a self-managing hobby landlord who hasn't realized he shouldn't be self-managing if he can't shut his stupid hole when the chips are down and not make empty threats.

Know good agents,  property managers. contractor that can walk the property.Etc.

Reno is considerably less expensive as an entry point compared to CA. 

I would prefer to buy something local to the Longmont CO area, but there are limited options, so I am open to out of state investing, but concerned about managing it.

Make sure that you include a reasonable vacancy rate and management fee as your time should not be free in this. 

Taylor Harrell does an excellent job up there in Property Management and runs the gift shop.