You need to invest in security measures: cameras, 6 outdoor motion lights, better locks, needs new flooring, roof is 30 years old.

Subsequent to the closure, JPMorgan Chase acquired the assets and most of the liabilities, including covered bonds and other secured debt, of Washington Mutual Bank from the FDIC as Receiver for Washington Mutual Bank.

With historical lows, and if you plan to hold on to the investment long-term, working to secure fixed financing certainly makes sense (IMO). 

There's residential and commercial real estate law, business law, consumer law, securities law, commercial law, corporate finance law, etc. etc. etc. 

Start networking and learning. when I started I found a mentor as well (not crazy expensive either) and he really helped me secure my first deal as well as connecting me with lenders, contractors and others.

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)?

While we know that MOST people are not racist, because we seek to secure top value for our properties--we also realize that SOME people are. 

Many individual investors network to find great deals without needing to enlist/pay for a commission advisor to steer them into securities related RE syndications.

I’ve heard an analogy when it comes to weight loss and fitness.

They have been buying $120B per month ($80B in treasury and $40B in mortgage backed securities).