Looking for advice diversifying outside of San Francisco

[Angeline Kung]

Hello all - I have been a real estate investor for a few years, and I have bought/held/sold SFH's and condos in NYC, LA, and SF. All of my properties have been cashflow positive and appreciated due to right timing and neighborhoods. I currently have all my investments in SF and I self-manage. However, due to Prop 10 and peak purchase prices, I am considering to diversify to other areas and style of investments. Currently, I am exploring in CA: Oakland, Pacifica, Sacramento, Vallejo; UT, TX. But managing remotely and in areas less familiar to me will be a new challenge. I am wondering if anyone has been in a similar situation of switching/diversifying from peak cities to up-and-coming cities? If so, what cities are you looking at and has it been worth it? Also, if anyone has any guidance on the cities/states I mentioned above or anywhere else worth considering, please let me know. Looking for any advice on transitioning to other opportunistic markets. Thank you!