Where to invest in 2021 as an out of state

[Sarp Ka]

Hello there,

I am looking for area suggestions for 2021 second half.

I would be into areas where the crime is not high, population has stable and mid-class income. B class neighbors and tenant pool is what I am after.

Before you start telling me "look at your back yard" I live in San Francisco Bay area, where the back yard here costs $1M SFH for $3000/mo rental revenue, where the tenant can choose to not pay for one whole year and you still cannot evict them. Same deal with MF, where they cost $1.5M and rent is not any higher than $5k. Eventually this is pushing me towards out-of state investing.

Also I am not really looking for places that has already sky-rocketed like Austin, TX.

I don't really have any set budget, I don't have a lot of money for buying "as-is" properties that cannot get a conventional loan. I can afford up to 100-150k downpayment + rehab costs.

I would really appreciate any comment.