Thanks for the tip on rentometer.com, looks like another good tool to try and find your center.  

Do you have websites or tools to analyze my market?

Hiring a local property manager can help maintain the property and handle guest logistics.If you're looking for help, I’m a local realtor in California and would be happy to assist you in finding the perfect property or I would be happy to connect you with my extensive network with other top-notch realtors in the area if needed.Utilize tools like AirDNA to analyze potential rental income and occupancy rates for different beach towns.

Would love to know what criteria or spreadsheets or other decision making tools you use to make the decision of where to invest. 2.

I am, right now, re-tooling to meet this expected future. 

It can get pretty complex versus long term rentals - I'd highly suggest using tools like AirDNA that has pretty sophisticated data and projections on STRS in every market before pulling the trigger

I have all of the tools I'd need! 

That's about where I run out of ideas.What tools and techniques are you using to gauge a neighborhood's quality from a distance?

If you are going to study, check out the study tools available for purchase.

@Andrew Owen, if you are going to put the effort into bird dogging deals like that you want to have the tools in your back pocket to take down any opportunities you find!