Invest in CA or out of state (Turnkey?)

[David Song]

Here is my dilemma: as stated in title. Seeking advices. All of my investments are in Bay Area, the high price region. Mostly SFH, duplexes and one 5 unit. Cash flow covers mortgages payments, but not as good as other states. Recently, starting to look for out of state turn keys. I started in some of the areas that I have lived before: Columbus, oh; Philadelphia, New Jersey, and Boston area. Surprisingly, I did not find any deal that meet my criteria. Interestingly, since I know these cities personally, the turn key companies are sending me properties in neighborhoods that I consider C- and they claim B. Whereas the properties in true B neighborhoods provides as little cash flow as CA properties. Furthermore, it seems they want to sell at a higher than market value price, just because it's TK! ( I do my own CMA) My thought is if I buy at higher price, I get a negative equity immediately. No matter how good the cash flow, it's just not good investment. Is there really GOOD TK provider? Anyone has good experience? (fair market price, honest representation of the property, full disclosure, honest projection of cash flow, etc) I spent the last few weeks searching for some positive, but did not find any verifiable case. This is leading me to believe that I should stay away from TK in the future. I heard about 2% rule, but all my properties in CA has about 1% or lower. However, their appreciation is much greater than rental income.