Advice on finding cash flow positive properties (Northern CA)

[Anirudh Raju]

Hi All,

I'm located in the San Francisco area and I'm interested in investing in cash flow properties. To start with I'm looking for a property that's under $250k (i'll put about 20% down and borrow the rest). Once I get a much better feel of the area and what's involved I would be willing to invest more money.  

There are two issues that I see with investing here :
(1) really difficult to find cash flow positive properties in this area
(2) all properties seem to be $500k+. 

Here are the questions I have 

(1) What location can I invest in that suits the above criteria? (i.e. under $250k, cash flow positive). Hopefully within a few hours drive. I was thinking either the Fresno or Reno area.
(2) Once I narrow down on a location what's the best way to find good deals in this remote(ish) location? Any real estate agents specializing in this please get in touch with me. Please let me know any other recommendations on finding such deals.  
(3) Any advice on finding great property managers
(4) How much monthly cash flow can I expect? 

Thanks for a lot for the advice and help!