I am currently located in The Bay Area, California and I am little nervous about  investing out of state but I thought I would give other cheaper markets a shot other than my backyard which is expensive.

specifically AZ, NV TX, UT, WA and CA

This has been our primary business for well-over thirty (30) years, but in California ONLY.Few posters here are attorneys, let alone licensed to practice law in Hawaii.

Look, @James Wise is arguably the "King" in this segment your speaking of and he's not gonna pump sunshine up your tailpipe saying it's all roses and fairy-farts.     

Purchase price: $420,000 Cash invested: $55,096 Purchased a distressed single-family home in Antioch, CA, using the BRRRR strategy to create $141,000 in equity and secure a cash-flowing rental property.

I've talked to lots of California and a few NYC investors that have lost money (including myself) who bought inexpensive properties in the Midwest mostly and a few in the South (Class C is volatile). - some strategies I've seen California investors use to lessen negative cash flow: house hacking, mid-term rentals (people temporarily displaced from home renovation or insurance reasons like fire), rent by the room, Short Term Rentals. - The ultimate house hack, live in the small ADU unit and rent out the two levels of the main house on AirBnb in San Francisco (I would have thought STRs are oversaturated in S.F. but it worked for them and they stay fully booked).

SB 9 sounds like a real game-changer for California investors.

I would like to pair or assemble a network other than the ones I have New Orleans ,LA / Baton Rouge . or In the financial district in SF, California.  

We haven't even discussed carriers raising their rates due to their reinsurance carriers increasing their rates, your building locations (CA, FL, NY, coastal counties/cities, etc.), how litigious is your state, your own loss history/ratio as an individual investor, the carrier's overall loss ratio in a certain state/area, the deductibles you've elected, etc. 

We live in California at the moment and I have W2 job and my wife a small online business.