This is clearly personal preference, and a bit about contingent on your point of view on where market is going.  

This could lead you to believe another state would be preferable but it is my understanding that CA will want the $800/year even when the LLC is OOS.  

Any preferred vendors for this and recommendations on the best way to set this up? 

Networking with local landowners and attending real estate meet-ups or county auctions sometimes, folks prefer a direct sale to an investor over listing with an agent.

To me it seems like an incredible pairing, someone who knows and understands to tools available and has the professional ability to leverage those tools not just for tax returns BUT also for tax planning and strategy.I'm a Stessa Pro member and in talking with the pro support team they do not have any preferred CPAs/vendors at this time.Does anyone know of CPAs who know the system?

For time horizons of 5 years or less, I usually prefer something safe like a HYSA or money-market fund.

You need to be marketing out to atleast 5,000 people.If you want to go super niche, door knocking foreclosures never not works.

Has anyone had any experience with these types of properties and have any tips, stories, advice about this niche.  

@Brienne Metcalf, I prefer to have leases.

Hard Money Loans.There are other niche products but those are also in general order of cheapest down payments and interest rates typically.Good luck!