What are good areas to invest in in Southern California?

[Rick Rolfe]

Hello. I am happy to be a new member of the BiggerPockets community. I live in Los Angeles and I am looking to invest in either single family homes or small multi family. The LA market is too expensive but was thinking other areas might work as far as cash flow and some appreciation. What areas in Southern CA are you having investment success?  I was researching Riverside but it does not seem to have good schools.  I am willing to drive 2 or 3 hours. Thank you. 

[Nick Robinson]

@Rick Rolfe. I recommend not investing in California right now unless you find a smoking deal. Prices are too high and it’s very pro renter. Especially with these two new propositions on the ballet. Also they estimate that 4 million Americans may lose their homes and 30-40 million are at risk for eviction.

That being said if you want to invest in California right now and are not buying something out right or putting down a big down payment you are for sure going to be in a rough area. If you like riverside there is a high school Martin Luther king that is a great high school off of wood and van buren. All the schools in that area are good. Of course your two miles away from Moreno Valley.

Murrieta and Temecula are great areas great schools. But I would lean more Murrieta as there is a higher price point in Temecula.