I completely understand the challenges of high property prices in places like L.A. and San Diego.When it comes to out-of-state investing, I’d suggest starting with markets that offer solid rental demand and reasonable property prices.

Thanks in advance for any advice and suggestions.

You can usually also benefit more by simply using the seller or builder credit to do a simple "Rate buydown".The first rate on the buydown is a "teaser" rate that only last for a short time 1 year for example but a true rate buy down is for the entire term. 

I'd suggest a turn-key rental or a light rehab to get started.

I challenged the company, suggesting that they can't possibly be making 2000 calls each day and speaking to ~200 prospects per day, generating only 3 leads in a span of 1 week.

@Lesley Martin suggest getting the best home inspection you can!

At your suggestion, I went on an looked for Tri-State REI and Tri-State RE and not so surprisingly, there are groups for both in the area.

In the future, if possible, I'd suggest putting the tenant on a payment plan with a deadline and once the payment plan is signed sending that to an attorney.

Any suggestion on any free websites that I might be able to do that? 

A simple DSCR (rent/PITIA) calculation can be an easy way to evaluate the property if you are doing that type of loan.