Spend some time visiting podcasts, articles, websites they've been on.

California I believe can make it happen but the capital needed and rental laws make things a little more challenging

I doubt that is much of an issue in California although if you invest in the mountains it might be something to be mindful of.

I'll have to do my dd on this one, but getting assistance sounds great if there's no catch.Thanks everybodyOut of state investing is very common, though I have no idea how common it is to not have actually visited any of the properties. 

Because I don't see any details about a commission he is owed in the California Realtor Purchase Agreement, so how would I promise him his 5% for example?

My name is Mike, and I'm from California.

This is generally true throughout all 49 states... and California.

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

Rather than looking at "good" areas, I'd ask you what cities/metro areas you like to visit or where you already have family or friends that live there.

I couple weeks ago I talked to an agent selling a VA foreclosure in Southern California and he said their last sale was handled by New American Financing but he didn't have a whole lot of info other than that.