If you're looking for out-of-state properties, start with turnkey single-family homes or small 2-4 unit properties while building your local network and establishing boots on the ground.

As far as actually closing transactions remotely you may want to work with an agent who is “boots on the ground” who may be able to help you with showings. 

Spend what’s needed to upgrade with reliable mechanical systems, roof that doesn’t leak, remediate all mold; interior design modernized; in other words a place that will attract a higher income no hassle tenant.  

So 50% of the roof depreciation would be depreciable.

Adding a 1/2 bath, new roof, central air or other typical improvements will increase the value of the property. 

Eg roof and siding on one, all new paint and countops.

Find something with someone who is boots on the ground, that you have talked to and built trust. 

That being said, if you're 23 and you don't own a home, I really do recommend starting with a house hack as you don't need the 25% down capital to get started and you kill 2 birds with one stone by getting a rental and having a roof over your head. 

Paying off the notes, working to pre-emptively make repairs to capex items before they fail or become a major issue think roof, HVAC, and foundation.

The deferral is all on major capital expenditures, roofs, HVAC, Water heaters.