Best out of state area/cities to invest in SFR or Multi-Fam?

[Nova Mendoza]

My Husband and I live in California which is an extremely overpriced market. We'd like to invest in single family homes and possibly multi-family units. We are just starting out and want to do our due diligence in researching the areas you all recommend. We would like to get some advice on the best places to invest in markets out of state. If possible we would like to buy properties ranging from $20,000-45,000 as a buy and hold property. We are not afraid of doing a rehab as long as the numbers work for us. Really any advice would help us out.