Torrance/Gardena Multifamily Units

[Gary F.]

Hello LA BP.  I'm looking to get into my first MF, possibly in  Torrance or Gardena.  Im hoping for cash flow and non-rent controlled areas.  From my research thus far, Torrance and Gardena are not rent-controlled.  From what I've seen so far, cash flow isn't great in the more desireable areas of West Torrance at least.  

I used to live in Gardena in the early 90s and was expecting some new developments. But when I drove around, much of the area seems to have become more lower income.  Maybe i didn't look in the right places.  I do like the potential to build MFs of some of the deep flag lots.  I saw quite a few near Peary Jr High.

What areas of Torrance and Gardena have more potential?