Wayne State University near me seems promising because it's been growing in numbers.

I am a fellow investor also looking for my first property but I also have a contracting and property management company.

I am not able to take equity out of my condo because it is currently on the blacklist due to HOA fixing the roofing and a Fannie Mae rule stating, if more then 50% of the condos in that community are owned by investors, I may not be able to refi.

I would look up local meet ups on Meet Up or on Facebook and network with investors who invest locally as well as out of state.

As mentioned it depends on the state as in florida you are responsible for 12 months or 1% of value whichever is less.

They are very different.Probate and succession vary by state, so contact a probate attorney in the state the property is in for further details. 

Had a company come out and said they need to tunnel under the house to replace the main section, but could do CIPP (plastic/PVC liner) inside some portions. 

You CAN limit that agreement to a specific property; but, as others have stated, agents are looking for a certain amount of loyalty from their clients.If an agent gets vibes from a prospective client that indicates that they want to cheapskate and not pay a professional for their service, they are not likely to waste their time with them.

Having said that, prices and rents are higher in the Bay Area in CA than many in the lower-priced states, so it might justify the investment a bit more..

Let's say you did own the rental in an LLC, would that change the way insurance companies would view this?