Of course, with all things, the answers to all these matters will depend on the circumstances.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

Of course, my focus is veterans so I may be biased. 

I have visited many where street view looks awesome and of course you get excited. 

There's obviously opportunity here to build this out and turn it into a basement apartment, which I think would cash flow because of course there's no mortgage. 

With DSCR, credit and down payment are the major factors (plus the property itself of course) so it is very possible since a lot of the properties in the area cashflow pretty well. 

(For a lot of gurus, the education is just a top of funnel entry point for them to then have you find deals for them, invest in their deals, etc)If they are active in real estate themselves, I would ask how much they are making from their RE versus their courses?  

And you can quite literally walk there from the U.S. side if you didn't forget your passport at home :) Of course, I don't know how much (if at all) this could affect a hospitality business, so I would continue trying to find someone who actually operates an STR here to find out more.  

But not sure the solution which is to provide me teaching/training on how to get off market deals is something I can’t learn without a mentor.

@Brian Shurtleff, of course, is way off base - not even close.

I recommend you take some courses on underwriting that are geared towards passive investors.