Currently, we don't feel we need to live in the places we invest, because we are using property managers, but we like them to be within driving distance, for us being within say 1000 miles so we can get there easily when necessary.  

Best for me- white kitchen, granite, tile backsplash, stainless steel appliances with dishwasher, ceiling fans, central air, LVP.Waste: shower doors.Quick: Throw some USB/electrical receptacles in throughout the unit.Fresh paint... potential tenants love the smell of fresh paint.

This allows us to coordinate showings without us being there.

Going forward it will help if you know the (C-) lifestyle and "Culture" for the area you are renting out.Buy here--pay here vehicles, Rent-to-own furniture (at best), friends and family with "Records" (not the vinyl kind), Dead junk vehicles awaiting some never to happen repair, financial tightness and sometimes irresponsibility, rely on friends and family for help, etc, etc, etc...If you know and understand your "Customer" it will be easier to make money from them, than if you expect them to behave and have the same level of lifestyle and financial responsibility as B+ renters.In other words, don't expect a Camel to have no humps, and don't expect it to be a horse.Just my 2 cents.

That may help this deal over the hump if it could qualify.  

Submetering seems to be the way to go but with us being in CA I’m sure it won’t be cheap. 

Whether or not you're legally allowed to keep them long-term varies from place to place.If you did want to keep them, doing something like putting them on a USB flash drive that stays locked in your office, or printing them out and keeping them in a locked filing cabinet, probably helps protect you against claims of exposing someone's personal information. 

I haven't yet targeted specific commuting professionals, but heard a podcast where the investor advertised offering tech packages to attract young professionals: usb outlets, smart doorbell, lighting and thermostat.

If you hire us to be a PM - then let us be the PM; and that means letting us have the relationship with the tenants.

Any and all alterations, changes, and/or improvements built, constructed or placed on the Premises, unless otherwise provided by written agreement between you and us, be and become the property of us and remain on the Premises at the expiration or earlier termination of this Agreement.