Do you guys have some great suggestions on reading material related to out-of-state/city investing.

This is more of a civil injury litigation attorney matter than an RE one.Also agree you don't need an attorney until there is something material on paper to review and respond to that insurance won't handle.  

@Wendy Schultz I have had a hard time finding material and resources specifically on Vaca Rentals any suggestions on that?

I don't give 100% towards promoting my STRs. 

BP has been a great resource for me when it comes to helpful material on this topic, which is why I'm reaching out to you now.

If you buy a Moen faucet at HomeDepot its feather light and made entirly out of plastic; you can get the exact same Moen at a plumbing supply house made of metal.I am usually over $3 per SF for top quality material.

It wouldn't be advertising or self promoting at all - more like "here's a very messy first attempt at a plan by a brand newbie, what mistakes am I making or what do I not know?"

There are promoters in real estate education and tax services that make it sound too easy to "pay zero taxes."

One has a $60/yr fee, the other doesn't have any fee because of a promotion they were running.

You need to learn this on your own, get quotes from contractors, and learn material costs.