I've been learning about real estate investing and am ready to take action on my first out-of-state property using the BRRRR method (with plans for short-term rentals).

One just uses the tried and true wholesaling methods and each geographical area will have its unique ways of doing this.With a lot of land deals starting with tax sales. this is common in CA AZ etc etc. currently I am funding deals in WA ID MT CO AZ TX FLA and then some other states.

It might be easiest to simply not renew the lease if its a 1 year lease.  

Perhaps they invited Jerryll based on his extensive SEO knowledge and did not look into his questionable marketing methods and extremely high course pricing at $5800 and $19,800. 

You can take a deep look at the deals and get an idea of the kind of variety you'll see and come up with your own due diligence method (that meets your unique situation).

Egress: Two methods of egress, typically a door and a window.Ceiling height: At least half of the room should have a ceiling height of 7 feet.

Some of it is due to his questionable methods of getting reviews on Bigger Pockets.

And there is definitely ways to structure a sub to deal to protect yourself a little better as a buyer but the problem is and will always be that the lender isnt in the loop with this and can call the loan at any point which puts a lot of risk on the sellers willing to do this method and the buyers who are investing money into these deals.

You can do both, not an either or, but focus on the one you like the mostRE and CRE are great if done carefully and methodically and with patience, but so is picking individual stocks. 

If you want a lower downpayment way of investing without moving into the property, I recommend the BRRRR method.