Here is what we have found and I will probably catch some heat for some of the things I have to say, because it does not sound "investor-friendly".

Citrus Heights, my friend.

I would advise finding an investor friendly realtor when you choose a market.

I have done a handful of flips using cash, partnering with friends, and making it work. 

My investor friends who joined an investing franchise were severely disappointed.

I sent a friend down there to look at various listings.

My initial interest in out-of-state investing stems from the high cost of multifamily properties in New York and the state’s renter-friendly laws.

Then you own the LLC and can transfer the property into it.If you transfer the property into that LLC the way it is then technically you just gave your friend ownership of the house proportional to his ownership of the LLC.I'm not an attorney, so take that with a grain of salt.

Since New Jersey is very tenant friendly I wanted to know if anyone has had a successful experience with actually getting your tenant out within a few months?

Especially in a high interest rate environment where cash flows on long term rentals are muted and there is significant capital required to purchase and list on airbnb.I live near NYC but would invest out of state in an airbnb / landlord friendly state.