Assuming you have a lender who fits what you need, and the end of this call you should know whether your deal is financeable through them, pending of course appraisal or whatever else is outside of your control.  

b) How do i get started (like find properties that fit my criteria/constraints and then vet them, given I will likely be out of state) ?

Look at properties that have been listed the longest that fit your buy box.  

An easy way to find those properties is to compare mailing address to physical address.  

If those prices are getting you, you aren't fit for this.

@Vadim F. It

I have a realtor who listed my house and created a lease agreement from the company that she works for, but i’m looking for a real estate attorney that can see if there’s anything i can add/edit for further landlord protection/clqrificatio  and to verify that I am being protected. it's my first house that i’m managing on my own so it’s a bit nerve-wrecking.We do have a prospective tenant that seems she’d be a good fit; however, she’s requesting some things that i’d like clarification on to see if it's possible to meey and would like an attorney to set eyes on.Let me know!

Just not the flavor of investing that fits my style!  

@Dave Foster It was our primary, then moved to rental for last 2 years..thus fitting into both the 121 and 1031 options, no?

I sold all of my notes to fund physical RE but will eventually get back to paper.If youre ever down here in San Diego, id love to treat you to lunch or dinner.