Or is anyone in a similar position living in Long Beach or LA with out of state rentals and would be willing to meet up for a cup of coffee or something and talk about how you got started investing out of state?

Use economical fixtures and appliances.Keep the leasing office clean and not looking cluttered. 

- remove existing tile - remove drywall in surround and window area to the ceiling - replace drywall with hardibacker redgard hardibacker large porcelain tiles (16x16, 12x24) with smallest grout spacing possible- highest quality caulk that is mildew-resistant - tile floors, 4" base/behind/beside toilet, in addition to tub surround all the way to ceiling - angle tiles away from block window - re-install shower curtain rod  - replace fan/light with higher-performance model with humidity sensor - inspect fan ventiliation to confirm vent going through ceiling - inspect bath, sink, toilet plumbing and waste drainpipes - add quarter turn water shut-off valve - replace bath fixtures to single stem handle - replace bath drain with grid drain

Do they make a distinction between the fixtures and features of the property itself, and any tools/equipment/materials you have at the property?

Leases use a fixture filing which is similar to a lien.

Deal overview;Purchase price = $350k. 4,000 sqft, 5/4 that had an in-law suite above the garage, complete with a tar-pit (I mean pool, but you couldn’t tell the difference), hurricane damaged roof with inside water damage, two kitchens that needed appliances/updating, 2,300 ft of flooring needed replaced, $45k in city fines that we had to navigate (settled on $1,500 in fines, title company assured me that would be the case, but I was still apprehensive, glad we listened) and lots of granite, paint & fixtures!

Buy him a cup of coffee or take him to a gun range. 

Just turn off all the water fixtures in the house and look at the water meter to see if it is spinning. 

Doing renovations while tenants say in place is challanging at best unless they are trivial (e.g. light fixture -> ceiling fan fixture).

I always enjoy getting to connect with investors in the area (new and experienced), pm if youre up to grab a cup of coffee!