curious about SoCal investors are they finding any cashflowing long-term properties?

[Taha Tekreeti]

I need help analyzing a duplex I've found a recently selling for ~800k and renting for $4100/month. I've calculated the mortgage payment to be around $5500/month with a 6.6% interest rate and 20% down so that means the property will be in a negative $1600 without even counting capEx, vacancies and other fees. 

I'm new to California and I know the state is not landlord-friendly so I think its hard to raise rents to market value (max I can do is 10%) is that right? 

anyone would think this deal could work with the limited information I've provided :) ? 
I'm curious to know if anyone is finding properties that cashflow in the area especially with the current mortgage rates?