Something not adding up

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I have been investing in real estate since 2003. Ever since I can remember everyone always says California doesn't make much sense for rental properties. I have always agreed with this(that's why I flip)but right now in California I think buy and hold can rival any area.

Example being my last three flips.

These areas are not war zones but definitely lower income.

Triplex 105,000 - aquisition price rents for $2500

Single family 2/1 - 72,000 - aquistion price rents for $1250

Single family 3/1 - 95,000 - aquistion price rents for $1495

Obviously I sold these more than the aquistion price but still any good investor in any area will never pay retail

This seems to rival any area around the country. What am I missing here?

And plus these areas are within 45 minutes of the ocean and San Francisco. And not to far from Silicon Valley etc...