Investing under $300k

[Jason Y.]

I am trying to understand where the best investment areas for rental income in Sacramento are nowadays.  The pricing has gone up from when we invested 5 years ago.  Ideally, a multi-unit without much fixing up would be best for cash flow purposes.  But there are few properties around $300k or less.  There are smaller SFRs that can be had for around the price range but I don't know what the rentals go for there and know that SFRs will net lesser cash flow than multi-units like duplexes/triplexes will net with a 20-25% down.  I don't know the areas well but obviously closer to downtown the better?  Nicer areas that have greater rental incomes and better long-term tenants.  I know I am asking for what most people want but wanted to understand the neighborhoods better.

East Sac?  Land Park?  What about areas west of the 99 and south of the 50?