Markets with great cash flow

[Naeem Khan]

Hi All, 

New to BiggerPockets and hope to to learn a lot from the community. I am currently in the bay area with a couple LTR here but am looking to venture out of state where there are better cap rates, appreciation, cash flow etc. (which is tough in California). The thing is I am super familiar with my area but don't know anything about the rest of the US. What states/cities do you guys suggest I take a look at that will have a combination of those things and not be too pricy ($400k or less). I've searched through the forums and read a bit about NC, IN, TX, AZ but not sure where to begin. Any recommendations/connections/insight would be greatly appreciated. I have a bunch of equity and cash on hand, just looking for a place to start. Thanks!

- NK