I have some blue collar tenants that are lifers. 

My tenants are blue collar, and my properties are C+.

Search "Ocean Point" on here or "Ocean Pointe" and you'll see exactly why real/local due diligence is paramount.  

Hi David, if you are connected with them or if they are in the thread you hit @and their name and you'll see it turn up in blue.

Specifically where the property is blocks from the ocean?

Love the smaller blue collar areas where folks are just trying to make a living. 

@Kenneth Williams - true story- after I posted, a friend I was stationed in with Germany 15 years ago called me out of the blue to catch up.  

My thought was to offer her 4% or hourly rate with 4% max gross income  for Fielding calls (maintenance, emergencies, questions re policies, complaints, etc.)Inspecting units (bi annually, more in questionable situations)checking for leaks twice per year (part of inspection, putting blue tabs in toilet tanks, etc.)driveby's once per week (check for trash, exterior problems, etc.)We would do everything else.

Hey @Chris Miller , there is also competition with the new apartment/condos being built in front of the Ocean Resort and I'm pretty sure more will come.

(well you can't go West, that's the Pacific Ocean)I've been looking sporadically in places like Riverside County (Hemet, Menefee, Lake Elsinore, etc.) and San Bernadino County (Yucca Valley, Beaumont, Redlands, etc.)You're talking a couple of hours drive from LA proper if you're already in LA and plan to do your own maintenance.