Flipping/BRRRR markets in outskirts of Los Angeles area

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Hello,

So I am ready to get going on flipping or BRRRR.

The thing is, my local market (Los Angeles) is not a great place to start as entry points are really high for beginners and it's very hard to get good deals here. Also, cap rates are so low it's impossible to BRRRR.

I have a big advantage in LA area because I have a contractor partner who can build at cost, however, I am wondering if there is any interesting markets 1-2 hours from Los Angeles that can be more realistic to start.

Would love to start with a project under 1M. Ideally like 600-750K max budget all in.

Thoughts?