No amount of arguing that you'd have a PM, would do some research on the internet, and fly out for a couple of days, and passing that off as sufficient due diligence is going to make it much less risky IMO.On the other hand, there are plenty of ways to make great money in REI in CA, and here you can become a local expert in the market, take your time & put in the effort to actually buy yourself a great deal rather than paying market value (or higher than market price with a turnkey out of state), you can supervise or DIY the rehab to cut costs and ensure it is a quality job, you can PM it yourself again to cut costs and ensure the job is done right.

me but then again I own an internet marketing agency ha ha

I'm sure an internet search will yield some templates for you to use.  

Here are two statements from the internet.

The internet they aren't hard to find2.

WiFi/Internet-enabled thermostats, door locks, security cameras.

A lot of these internet lenders are basically already here, collecting the money NOT paid out to underwriters as extra profit (& I know that b/c they price out right in line with us, but no better -- in our case we can price there b/c we don't have 8 layers of sales managers getting paid out on every loan).

I did an internet deep dive yesterday and ended up actually buying that book because it had really great reviews.

A knowledgeable landlord can often find and/or negotiate a better month to month price for unlimited broadband internet service, while saving each new tenant the cost, hassle and interim downtime of acquiring new service.

Get a lease from an attorney (or even the BiggerPockets version) instead of something you found on the internet.