I know it may be ideal to focus on Central California since I'm about a 2.5 hour drive from there, but the landlord friendly laws of other states entice me and I get concerned if I buy in California I'll end up getting a bad tenant without the ability to easily get them to leave. 

When I got started in real estate in 2014 and I was struggling with marketing I fairly quickly got really good at driving for dollars and researching properties and ultimately getting in touch with property owners and heirs.    

For older demographics, consider the availability of medical centers, entertainment, and restaurants.Buildings/Permits: Assess the city's growth compared to previous years.Determine if the city can accommodate future supply.Government Regulations: Examine the city's efforts and the type of businesses they are targeting.

Guild is also one of the most expensive lenders out there, they are a big behmoth with private and public shareholders to please, so costs are much higher to drive profit for them.I am a local house hacker/investor and lender for WA State, and would be glad to help you with this @Chelsae Roach!

I also went on google maps to virtually "drive" the neighborhoods, which all looked like nice locations with well kept homes. 

Investors with experiences and losses recommend living within 3 or 4 hours of the rental, so it's easy to drive back if something goes haywire.My friends live 2 hours from theirs and it's a hassle. 

Maybe drive the $15k car for another year or two... 

Most of my clients purchase turnkey investment properties in areas like Old North, Merion Village, Southern Orchards, Old Towne East/King-Lincoln Bronzeville, Driving Park, North Linden, North Hilltop, Franklinton, Reynoldsburgh, and Hungarian Village.

So maybe start driving for dollars or walking for dollars in neighborhoods that would be good rentals or that you like. look for houses in distress or long grass or multifamily and call the owners and see if they want to sell.

Are you interested in other cities in Oregon, perhaps within a two-hour drive?