New investor located near LA. What are your criteria for determining a good deal?

[Jack Budd]

Hi everyone, my name is Jack and I am trying to take actionable steps to enter the world of real estate investing. I am located in Whittier, CA, a few miles east of LA. I am interested in flipping and buy and hold/brrrr properties. I was reading David Green's book "Brrr investing" and he mentioned his three critirea for analyzing a deal: positive cash flow, buying for 70% arv, and located in a headache free area. My question for other SoCal investors is what are your criteria for determining a good deal? Are you finding deals that cash flow locally? With property values and interest rates so high, it seems really hard to find anything that won't produce negative cash flow. I am also trying to gain experience in running numbers and analyzing deals. If anyone has closed on any deals lately and would be ok sharing their numbers it would be extremely helpful to look at. Please feel free to reach out and connect!