Looking for Rental Income Property in ?????

[Terence Michael]

Hi, new member here.   Thought someone might have some thoughts on where to invest in a property ($250k to $450k purchase) with a decent cap rate for a long term rental.  

I live in Los Angeles, however, I also own in Nashville (paid $265k and rent to students at Vanderbilt University at $2k a month), and Austin (paid $240k and rent to students at UT at $2k a month) where I have long term rent on condos that are also nicely appreciating.   I have done okay, and am now trying my hand at short-term (airbnb) at a house in Palm Springs (paid $463k, in light of the new strict ordinance which will be challenging, but so far in the black from day one with vacation rentals).   

Ideally, I'd find something near me in L.A. somewhere (maybe Inglewood? Long Beach? Arts District in Las Vegas?).

Anyway, any advice or thoughts on areas that look promising would be most appreciated?  And if I can return the favor at all, please ask away.  I'm in the film and tv business but have a brokers license as I love real estate investing.   Thank you.