You can't really convert it to a rental property and then do a renovation as you will have no cash flow as a rental so I am not sure if you are trying to classify it somehow, but I don't think that matters at all.

Another consideration is that if you do a 1031 exchange back out of CA the state is a "claw-back" state so CA will try to get their capital gains eventually.

Plenty of pics and having a virtual tour for potential guest to instill a sense of confidence in the property.

You can use a free tool like TenantCloud.

A low-cost investment in fencing or a gravel driveway could make the land attractive for outdoor storage.Recreational Use: Open the land for recreational activities like ATV riding, horseback riding, or camping.

I am looking for insight on whether out of state investing is a good strategy for a first-time investor and/or a fit for me and my situation.

This will create some more movement, has been holding up quite a bit of growth.

Find a number you're both (you and your agent) are comfortable with. 

And it's only been worse each year after.Today, the auction is a great way to overpay for something.

Sometimes when only one bedroom is available, people fake and squeeze to fit and you end up with over-occupancy.It's really a product of your market.