Take advantage of that and get cheap money elsewhere.

Some areas are very conservative and landlord friendly and cheap to buy.

The horror stories are people buying too cheap and buying bad houses.Lots of great opportunities in Metro Detroit.LogicalPM can manage.We just heavily recommend not buying the cheapest property or getting tricked by a wholesaler on a $15k “great opportunity”.Just buy the good stuff.Metro Detroit (my rental portfolio is here)Purchase: $80k-$130kRent: $1200-$1500ROI: 10-14%Cash flow: $250-$350/doorAppreciation: Double digit (for past 10 years, will gladly send data)Location: C+, B- (suburbs and certain markets)We have over a dozen Fortune 500 companies just in Metro Detroit with huge Healthcare, Auto, mortgage, Amazon fulfillment, and more jobs.The bad reputation comes from OOS investors wanting $20k D market properties.

You could even have more than 2 if the properties are cheap.

A single member LLC can be cheap to set up - a few hundred bucks between state registrations and a legal zoom operating agreement. 

You can find rentals here for a very cheap price point - $120k-$180k!

Buy some cheap (by San Diego standards) agriculture land and either wait, rezone, or develop.

If a crappy area, I would not try to STR it, since you will likely be getting people who want a CHEAP place to stay.  

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and it's super landlord friendly (so you will never have to go through a 12 month eviction or anything close to that!).

Tough neighborhoods still, but plenty of fixer uppers and low cost plots make it ideal for scrappy individual investors looking to get started on the cheap.