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

[Jay Hinrichs]

Everything considered I think Vegas is a strong play.

no winter weather issues.  modern homes not 30 to 125 year old homes.  stucco siding tile roofs  desert scape landscaping.

some of the lowest property tax's in the US.. good rents and prices have come down some so things are looking better for investors.

If you decide to go to mid west rust belt deep south. you want to be cognizant of quality of the cities and neighborhoods.

Just like the Bay Area there is a huge difference between Richmond and  say Pinole .. one thing I like to suggest and I have seen in those areas

with my 20 some years investing in 12 states is if you do want to go there if you simply determine the median price point for a SFR if that is what your

after and buy at that price point or above.. simple logic will tell you if say the median price point is 175k ( pretty common) that buying sub 100k rental

is going to put you in a very difficult property management situation and schools wont be the best etc etc and very little chance of much appreciation other than what another investor will pay for a given rent.