It may be difficult or confusing at first, but if you research these options, you will find something that will fit in your long term goal category!

If I can't manage remotely my next plan was to hire a PM company to handle things.So far when doing my research it sounds like you can own a STR in San Diego in their "Tier 3" category.

At least for LA, SF, and SD, the whole city just about falls into those categories in some regard unless you are way out in newly developed suburbs or something.In my time around LA, there are definitely some places I would avoid and some places I would prefer to own an MTR.

People are extremely friendly and our foodie scene punches way above its weight.  

It's definitely a flawed comp method on it's own but if buyers and sellers put weight on it, then it needs to be considered.  

I don't think there is a license category for just framing in NY...unless there's a specialty category....?

However, this risk needs to be weighted against other risks of managing properties remotely since doing it from ON has its own issues (can't do even smallest of repairs on your own, can't check on the condition of the units, can't even show them to tenants in person to evaluate those tenants when you are first renting to them, etc).

Now, that doesn't guarantee the qualified use will be met but it at least holds much more weight. 

Was that to simplify the category of properties or did each group hit 1M equity to be put in LLC?  

Then weight the pros and cons of each market.