My properties are typical mid-grade rentals in good neighborhoods (ie, not luxury apartments). 

It's essential to tailor your approach to the platforms where your target audience spends the most time.

Rich information may be obtained from websites such as Realtor.com, Zillow, and local real estate blogs and forums.For out-of-state investors, investor-friendly agents are essential since they are knowledgeable about investment methods, have access to market data for the rental market, and can identify what qualities make a property a suitable investment.

Typically, in A-Class neighborhoods you end with a prospective tenants that are a little better off financially than most.I also own an LTR in Orange County (Costa Mesa) and I have had good tenants thus far. 

We also see that the SECT 8 typically pay higher than our market rents in many cases in the lower income areas of town. 

I assumed that we would end up basically owing nothing since depreciation, repairs and non-principle portion of our mortgage payment on the house greatly outstripped the amount paid toward principle.The tax preparer said we had to pay taxes on essentially the entire rental payment since our income was basically at 150k.

Lenders typically want to see 2-3 new builds completed within a 12-36 month period, depending on the lender.

You are correct in that your A/E split is typically going to be based on the rental percentage of the house. 

Investing in properties out of state provides diversification, lower initial expenses, and passive income opportunities.Good communication, trustworthy property management, and market research are essential for success in real estate investing.

Essentially I want to make sure their reason for renting a MTR fits with the 7 MTR tenant types we serve.