@Domingo Cano what is your level of familiarity with the market that you would like to invest in and why have you selected it?

You hit the nail on the head, and yes I am vested in REITs, for the exact reasons listed above not to mention solid performance, easy to vet, research and cross evaluate for selection of which to move forward with.

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I was told RealtyMX was like $50 to $100 a month depending on what you select, and REBNY charges $300 a year .

Even worse because you'll need to fork up the cash upfront instead of amortizing it with each monthly rent payment.Contractor Selection:  There should be a protocol for seeking a PM and getting proposals. 

I’m also in OC and getting started in OOS investing.I’ve gained a lot of knowledge reading other threads on what criteria new investors look for in selecting OOS markets.

Before you spend the $500+ on an inspection, radon test, etc. you should know how to "eyeball" a potential property and come up with a ballpark for essential repairs before making an offer.Almost all of my offers have an inspection contingency, so if you're serious enough about the property to spend on the inspection but it comes back looking extra awful, you can always cancel the contract.I would suggest that you keep the inspection contingency short, though, say 3-5 days, so the seller won't worry that you're trying to tie up their property forever.I've seen cases where sellers have selected lower "cash now, no contingencies" type offers over higher ones with long lists of contingencies, financing delays, etc.

When the “life tenant” passes away the property goes to a “remainderman” who was selected at the time the life estate was created.  

Why should I select you vs any other agent?

BUT, if you select a good property, get it in rental condition and get good management in place, you will have no problem renting it out to tenants.