Renting or Buying in Pacific Beach,San Diego?

[Noel Velez]

Any feedback is appreciated!  I am currently renting a one bedroom in Pacific Beach but my lease is up at the end of April.  My landlord approached me about buying it to save herself the hassle of listing it when the lease expires.  The mortgage, hoa fees, and insurance would come out to about $200 dollars more than I pay now.  Buy it and hope that it appreciates even though there is negative cash flow or find another place to rent and save my capital for a property that produces cash flow?