Prospects for SFH Longterm Hold in Small Town CA

[Harry M. Winters]

I'd like to buy a place in my home town and live there until remote work ends or I want to move on. I'd fix it up a bit while there. After I move I'd like to rent it out. The problem is the numbers just don't seem to make sense. Asking price is 319k and I might be able to get $2200 a month.

Mmaybe it's a bad time to buy or the maybe this is a bad deal but I've got a broader question. Is the 2% rule for rental properties applicable for SFH in California? Surveying the state and some historical data I haven't found much that seems to fit the rough guidlelines I've encountered here.

Thanks so much for your time and all the best. Happy Thanksgiving.