Work it backwards.. meet cash buyers at local investor meetings, get an understanding of exactly what they are looking for, their criteria.. search for those specifics.

Buy lists of owners of properties of the type you might be looking for - multi-family 2 to 4 units, or who would be motivated single family owners:  send direct mail - lots of it.I do a lot of #1 and #3. . . if you have a brand new marketing machine, you need to spend more money on #2, if your machine is 15 years old like mine and your website already ranks, and you want to target your leads to specific properties and areas rather than a blanket ad across the metro, then I spend more money on direct mail and retargeting. 

Anything you do out of state will be more expensive and have slimmer margins because you need to involve more middleman to get the job done.

@Wes Blackwell is VERY involved in the Sacramento market and can provide you with more insight than I on specifics but if you have any questions about specific neighborhoods feel free to reach out, or if you are looking for a partner who can property manage as well as you are in the bay area I am at your service =)

Just to be specific: If I’m handling the initial mortgage, then only getting private money for the rehab cost, would I still give first position? 

If you have any specific questions about being a landlord in South Jersey feel free to contact me with specific questions.

Have you tried doing a search in the specific zip codes on BP for BP pro agents?

So, if you're not going to do the work yourself, or if you don't have some magical contractor that can do it cheeper (and better) than anyone else, the only reason not to buy it finished is if the price you get it for, combined with the price you're paying to fix it, combined with a very healthy margin for your risk and the inevitable surprises....

What are you looking to learn about specifically?

We're in East Hartford, CT for this specific property and yes we're absentee owner.