Search property data for properties with high equity & perhaps out of area owners or elderly owners & contact them to introduce yourself as a local hoping to find another rental property.

We have found it best to follow a strict eviction process with rare exceptions. 

Are you working with a Realtor® or a contractor, both can likely solve your problem as the agent will have access to more data and knowledge of how to run comps, the contractor will be able to give you a better idea of repair costs.

Using other peoples money is a great way to keep you honest on the project as well keep the project out of your pocket.I thought funding my own would give me control but what it really did was hogtie my leverage and made me emotional in my decisions.There may come a time when funding everything makes sense, but even if you do a few flips with HML, you will understand the process, have a foot in the door and be positioned to act on ANY opportunity when it comes along.And having a bunch of your own employees just means that they are looking to you or leaving you if the work slows down. 

Though, this process will be the same for the other state (if you created a CA LLC you may need to register it as a foreign LLC in the state in which you are doing business/holding property).

Always ask about the loan process and what to expect, as some lenders can operate differently than others.

Ask the manager to explain their process for dealing with maintenance, late rent, evictions, turnover, etc.

I don't know the process for putting it on their credit history, but guessing small claims court would be part of the process.Do you have the keys and know that they moved out? 

What processes and things should we be aware of when buying out of state? 

I have several friends that have built with modulars in and around Asheville, have found the construction quality to be great, have found the resale value to be tremendous, and have found the construction process to be much faster and easier.