What to do with $200,000???

[Jon L.]

I'm 29 and I live in Southern California. I want to acquire as many units as I can and retire at 45. I want at least $25k per month in cashflow when I retire. I currently have a SFR worth about $500k and I owe $360k on it. I will have $200k by the end of this year and want to buy something but the SoCal market is so expensive. Should I just wait for a down market or buy out of state like Texas(Houston?)