What areas are you investing in and what is working/not working for you?

[Mark Fitzpatrick]

My wife and I live in Southern California and want to acquire more rental properties, but we don't want to invest in Southern California. We're already invested in TX and we plan to expand there, but I'm curious what's going on in other areas of the country. What areas are you investing in and what is working/not working in those areas for you? We're planning our next move and our goal is acquire more cash flow. Appreciation is nice, but it's not the first priority.