Investing in San Diego suburbs or OOS?

[Li Lu]

Hi folks, I'm new to RE investing and plan to purchase my first rental property. I live in the city of San Diego. I'm looking for both appreciation and cash flow. Looks like I may not be able to afford properties in the city, as I only have $50-70k for down payment for now. I'm wondering whether it makes more sense to consider some of the affordable suburbs (e.g., Escondido, Santee) or out-of-state areas?

Any advice would be greatly appreciated!