The process is fairly simple (outside of a pandemic of course).

@Kincaid Ryken18 and starting to look into rei.. man had I been that smart haha well done for thinking outside of the box at such a young age.

Preferably 4plex and house hack again but 1031 into outside NJ, maybe PA.

Outside of having the tenant sign the lease contract what else should I be working on or providing?

Since you are investing outside of the area, I assume you have a property manager.  

If the equipment is older than 10 years, I would say stop wasting money on repairs and get it replaced (you may be able to reuse the existing outside compressor it uses R410a refrigerant, but if its R22, it junk).The way they left it, it is not operational for either heat or cooling.Personally, I would review what you paid to the original HVAC company and see how they took advantage of you.

If you take a step outside of the city and into rural California, you would discover the sentiment is very different.  

Think outside the box a little bit and consider buying acreage property here in Idaho in the path of growth. 

Or buying a duplex and living in one side while renting the other outside of an HOA.

My town outside of Louisville is for flippers and builders only as you won't make a nickel with rentals esp single family.