The only areas that are somewhat affordable are in Sacramento or close to the desert and yet, the mortgage is still more than the rent. 

I just talked with a Behr Rep and their new Dynasty line of exterior paint is expected to last 20 years, and that's in the desert..

A number of leads are in Palm Desert. 

With average daily temperatures around 80°F and nighttime lows of approximately 55°F, the desert climate follows its characteristic pattern of warm days and cool evenings.

This criteria would imply that this land is near the grid, flat, and underneath the sun.LandWatchSan Bernandino Desert Land 80 acres Price: $58.8k seller finance at 320/monthTaxes $120/year = 12/monthTotal Monthly Payments 332/monthWeb BrowsingRental income from Renewable sites roughly $750-500/acre annual (62-42 monthly)80 acres at $500 annual = 40,000 annual 3,333 monthlyTotal Monthly Income 3,333/monthTotal Monthly Payments 332/monthTotal Preliminary CashFlow 3,001/monthAnnualized ROI 63%The land posting does not mention a down payment so I assumed 30yr financing at 5.25% to get roughly $320.

My partners and I had to help some, actually from the desert, unravel all the mess he'd gotten into with them.  

I've also considered the high desert but have never looked at properties there.Good Luck!

Jack Bosch and a lot of the land flipper guys who teach it like to have their students buying in the high deserts and remote areas of the Western US  or in FLA like le High Acres etc. this is were cheap land is and land that gets traded constantly at tax sales.. the play for most of them is really simple.buy at tax sale or with direct mail.. for a few grand  re-market them for more and sell on terms and collect monthly payments.. 

As someone mentioned likely hotel lobby far too strong politically), Palm Springs, La Quinta (not Palm Desert - Marriott too strong & outlawed them / and not Cathedral City - they just put a moratorium on STR permits late July 2019), and Joshua Tree. 

For example, there are investors who will buy desert parcels for $500 or less and flip them for a few thousand dollars.