Agreed.  

The area is a little far from town and is on a big lot in the country so it targets a specific renter.

i agree that a new purchase at 75% equity will typically not have significant cash flow and may even be negative when properly allocating for all expenses.Investing to max equity without reserves is risky and you indicate would result in stress.  

I agree with @Nicholas L. regarding the house hack strategy. 

I agree with your idea to invest in an area you're comfortable with, so stick to OC for now.

100% agree with @Collin Hays - find a local manager, preferably one not too large or not too small, I would say 30-90 properties is usually a sweet spot.

I also agree with just 1 property I would just use Airbnb/VRBO platforms. 

Since you are in the country, you will want to contact the county administrator.

When a seller lists their property, they often agree to compensate the buyer's agent separately, though the exact terms depend on the offer made.

In my area they will do that free if we agree to hook up at least 2 appliances to it.