First rental investment

[Lynn Wong]

Hello everyone! Newbie here, I need some advice about investment in Arizona (Mesa, San Tan Valley..). Thought about Stockton or Sacramento area but CA is not landlord friendly state and housing too expensive here to have minimal cash flow or break even with high down payment (30% of 475K). Which market should I look into with about 400 K or less and give some cash flow or appreciation? Thank you very much!