Southern California Rental Property Location and the 2% Rule

[Jeff Stansberry]

Hi,

I'm looking to purchase my 2nd rental property after 10 years. I have about 50k for a down payment. I've been looking in affordable areas like Blythe, Barstow, Riverside, and Victorville. 

I am finding however from the asking price and current rent trends I am not coming close to the 2% rule. I do realize that property values have been going up the last 5 years and rents aren't going up that much to follow which would be affecting this. 

Am I missing something? Is the 2% rule a pipe dream? What are some other affordable areas in Southern California that you would recommend with a low price?

Thanks!