Multifamily in Los Angeles - Bad timing? Should I look elsewhere?

[Aimen Shawki]

Hello All,

I've been lurking here for a few months now, mostly saving, reading, and absorbing. I finally have some cash to start investing, but the problem is every property I analyze in the area does not cash flow at all. How do these sellers expect to sell a negative cash flowing property to an investor? Are these signs we're in a bubble here?

The original game plan was to purchase the MFR, live in 1 of the units for a few years and rent out the remaining units. I don't necessarily expect to cash flow while I'm IN the property. But if i were to move out in the next 2-3 years, I expect it to cash flow then. So I've been analyzing each deal as if I'm not going to live in it.

Should i give up my MFR idea here in Los Angeles (Preferably Culver City, Marina Del Rey, Van Nuys) really any decent area of LA north of the 105 and west of the 110 and look out of state instead?

How does one pick a market when investing out of state? I'd like to be relatively close by, How does one pick between WA (Washington), OR (Oregon) , AZ (Arizona), NV (Nevada)?

Thanks in advance!