How far away to find property within 1% rule away from LA

[Peter Sik]

Just arrived Los Angeles, I have relative living in Los Angeles who can take care my investment property (he is an apartment manager for over 100 units). Have been on site visiting many properties in this area and they all do not fit into 1% rule and the properties look like a lot of cap-ex expense coming soon. I would like to hear your suggestion, what area should I look for to have a decent property and within 1 % rule, also not too far away from Los Angeles? Thanks in advance.