Best Northern California Markets for Buy and Hold?

[Dan P.]

Hello everyone! I am looking to buy my first investment property within the next 12 months. I live in Vallejo in the SF bay area, and I know many will say to look out of state for better cash flow. 

While that could be something I see myself doing eventually, I'd like to start with a property that is close by. Vallejo, even being one of the most inexpensive cities in the bay area, seems relatively difficult to cash flow. Does anyone have recommendations on locations within ~75 miles of the bay area that would be worth looking into?

After doing a bit of research, I am thinking Stockton, Tracy, or Sacramento area. My goal is to spend $180k maximum, so I'm leaning more towards a SFR rather than multi-family to start out. Looking to buy and hold, cash flow is top priority, appreciation will be bonus. Any insight would be appreciated. Thank you in advance!