CA is a beautiful state. 

Sorry to hear this.I would always say that "There is nothing wrong with any property as long as the price is right".Granted, some are not salvageable and the deal doesn't make sense even if the seller paid to me to take it lolOver the past 10 years I have witnessed many investors trying to do the same thing as you.Purchase from afar without buying turnkey and trying to do it themselves.This has been popular especially the last few years.Not many succeed unfortunately or they don't succeed in my eyes as they are into deals for much more than what they should be.There is a big trend going on where folks are made to "feel involved" with the purchase, rehab and property management process.The properties look great and off-course they do as rehabs cost $40,000 - $50,000.It doesn't sound like a lot of money for folks from CA and NY but for our local standards it is and IMO kills the cashflow and is unnecessary overcapitalization.Each to their own I guess.Just had a call the other week with a fellow from CA that bought a few turd properties from a local scam artist and is flying to town to try and rehab them himself.Another fella I managed to save even tho he lost his deposit of $1,000 as the seller (Another known scam artist) made him commit to the deal without allowing an inspection or even a walkthrough...If that isn't a red flag then I don't know what is 🤷‍♂️Hat's off to you for flying into to town to see the property for yourself.Wishing you much success

One has lasted almost 30 years with thousands of people walking on it annually and the second has been beautiful for 20 years with slightly less traffic.

My cousin works for a mortgage company called Red Stick Financial in Baton Rouge. 

Is that another red flag?

Its going to be a beautiful house when we finish.  2 stories plus a finished basement.  4 bedrooms 3 baths. 

He's a bartender at Red's (they have a great avocado dip).

I know it, both warts and beauty. 

The amount of red tape they will have to go through to get that approval - not happening.

The beauty of the smaller is that this market is historically a "vacation market" and a couple's getaway market and that has not changed.