Two different animals.

I thought I had seen every Disney animated film ever made!! 

Why don't you share with others the techniques that you have mastered in order to generate leads.Then, other BP posters will (after recognizing your skills) chime in on the criteria that you should consider, the physical property characteristics, neighborhoods and various problems that your buyers are prepared to solve and add value.Become a giver and a problem solver and others will be drawn to you.

The location determines all the long-term characteristics of an investment property necessary for a dependable passive income.

I think California is the way to go for people  unless they can’t afford it, purchasing property out of state with close to California characteristics, or they are purchasing good size multifamily out of state. 

Just haven’t done the rehab portion of re investing which I know is a whole other animal.

The city is a master of none but has an economy that includes virtually every work sector (tech, ag, animal health, major hospitals, major universities, blue collar, warehousing, air tonnage, etc...)

Selling in a rural area depending on your area and it's specific characteristics usually comes with a bit longer days on market and likely some more negotiation on the sale side + cost of commissions, title costs and any seller concessions. 

Buying out of state is a whole different animal.

I would charge $100 a month, and I charge a $500 non-refundable up front for any animal owned less than a year, since that's when most problems occur.