Work with someone based off referrals. 

I have a good referral for a lender that could get you the next loan at not a rate that is too high.

On top of that, most referrals to mortgage brokers come from real estate agents.

If you have a referral for a good attorney and/or title company I'd love to get in touch with them. 

Of course, easier said then done, and evictions and issues/extra expenses pop up, but if you keep the long term vision, it tends to build on itself quite nicely.

Here are a few simple and free ways to learn: Go to real estate meetup groups, attend open houses and speak with the agent there, inspect FSBOs (for sale by owner), walk your area, and speak to people tending their yards.The idea is to engage with other people and ask, Ask, ASK questions about their experience with the local market.Some other ideas: find a home inspector who will let you tag along in a property inspection, and absorb what they are looking at and why.Your mindset and enthusiasm for learning about real estate will open many doors for you.Good Luck!

I tend to charge more than market rent for my new construction investments. 

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.

Online Facebook groups can be fruitfulOnce you find a property things tend to move fast so have a good contractor available to help you estimate repairs. 

Going to guess that they have a solid contract, that you signed, that states they make no guarantees or warranties about the referrals they give.