But investing OOS intimidates me by not understanding the local area as much and relying on obtaining quality agents, contractors, and potentially property management.Does anyone have any sound advice for the best step in securing a long-term financial future for someone in my position given my location/circumstances (San Diego,CA)?

With the exception of the obvious crazies, most of it in today's world is subtle and ingrained.

Except for the vehicle of a delaware statutory trust (which are not normally thought of as syndications) you must be a tenant in common with the LP or LLC that is doing the syndication. 

Basically everything needed replaced except for windows and exterior siding.

If it were mine, I'd put in a very small rental office, just a half door walk up with a room for a desk and 8 tall file cabinets (and a half bath for management use).Sleeve A/C and electric heat the office with some benches out front for residents and wanna-renters to sit on.And use the rest of the place as rent-able units, except for maintenance storage areas. 

Also, I have exceptional credit.

I think there are exceptions to not being able to write off passive income.

While purchasing through your LLC seems viable to protect your assets, each state is so unique in how they handle property in circumstances such as yours.

Complete rehab except tub, everything was already ripped out.

I don’t know how else to catch a mouse during 100% occupancy except by placing traps and checking them on turns, but this risks drawing more attention to the situation than needed.