I would prefer some green areas (but should be closer to beach) so that it still is attracted to STR. 

Now, I’m eager to dive into real estate investing, specifically in single-family homes and multi-unit properties like duplexes.So far, I’ve read The Book on Rental Property Investing by Brandon Turner, and I’ve just started BRRRR by David Greene.

But most of the investors from Cali that invest here out of state end up putting down say 30% to get in the green and every now and then a duplex pops up that makes sense with 20% down and some reno work.

You seem very green, I would highly suggest finding a property management company to do this for your while you learn the ropes and how things work.However, you can also get a copy of "The Book on Managing Rental Properties" by Brandon Turner, and get some really good information.The main one's to consider are:Background check - totally clear, or will you allow certain thingsEviction history - totally clear, or will you allow if no evictions for last xx yearsIncome Requirement - usually 3x the cost of rentCredit History - totally clear, or will you allow certain thingsPets - yes or no, size, type, number of pets allowed, extra pet deposit/feeAgain, I highly suggest a property manager to assist you with this.

At that point, you'll be under contract and could perhaps renegotiate the deal as @Jonathan Greene mentioned.

I would also recommend getting Greene’s book long distance investing because he hits on this as well. 

@Jonathan Greene I completely agree that getting your spouse on board is crucial.

Quote from @Jonathan Greene: Quote from @Jesse Dominguez-Castelan: Back in 2021,I found myself an opportunity in Indiana, where I lived, to purchase a house.

@Jonathan Greene Thanks for the recommendation!

Quote from @Jonathan Greene: 1.