Could you offer them $20k?

everyone wants to look at 3 properties, make 1 offer and be done. 

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

We had some offers out a few years ago in Huntsville & Montgomery. 

A state like Nevada are closer and offer tax benefits over CA. 

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

I understand cash offers give you an advantage in any market - but is there any specific reason it's more difficult buying out of state without being a cash buyer?

I want to offer her $350,000 for the condo (its a fair price for it), 5% down payment ($17,500) and pay her monthly $2,000 for 3 years, after which I would refinance and pay her out.

I'm here to assist you.

If you already manage your 4 properties, you can build on those systems you already have in place and offer your services to other landlords and investors.