Being specifically located in CA could help marginally, but you may also pay a much higher fee due to the higher cost of living (depending on which part of CA of course).

Any locations that may fit my budget and provide a decent return?

Where is yours located?

What part of Southern Utah is your rental located?

Ask for details about security. 

With only exception being allowing my friends to work couple days.I am visiting banks to get some more information for how much investment I can secure with my situation once that is done I will actively engage in find the right business to acquire.

In many ways liability insurance is a false sense of security.

Purchase price: $1,345,000 Cash invested: $500,000 Sale price: $1,825,000 Case Study: 3142 Fairfield AvenueThis case study delves into the transformation of an 8-unit mixed-use property, a blend of residential and retail spaces, located in the vibrant Black Rock neighborhood of Bridgeport, Connecticut.

I definitely recommend using bigger pockets to locate people.

On average, real estate appreciates at a rate of around 3-4% per year, although this can vary greatly depending on location and other factors.