But those areas are not prime LA either.  

Especially if you are in LA!

Airy (19119) and W Germantown closer to Germantown Ave and up north (19144)Southern Eastwick (19153)C: Mix of buy and holds and flips, typically a BRRR neighborhood.West Side of Cobbs Creek this one is rapidly changing (19143/39)South Haddington (19139)Lower West Oak Lane (19138)Mid Kingsessing (19143), Pockets of Elmwood Park (19142) down to Parts of Eastwick (19156)East Germantown further away from Germantown Ave (19144, 19138) or closer to Wayne Junction (19144)Rest of Port Richmond (19134)Olney (19120), La Salle Area (19141, 19144) , Most of the neighborhoods that are adjacent to Broad, north of Roosevelt Blvd all the way to ~Godfrey (19141, 19126)Strawberry Mansion from Cecil B to Diamond (19121)Allegheny West North Of Cambria (19132)Eastwick (19153)C-: Mainly rentals with some low end flips.Elmwood Park (19142)Southern Strawberry Mansion from Diamond to Lehigh (19132)Allegheny West between Somerset and Indiana Ave (19132)NE Harrowgate (19134)Carrol Park/Heston Ville (19131)D: Almost exclusively rentals with home depot style flips.Mill Creek (19139)Most of Elmwood Park, especially the tinier and narrow streets (19142)Parts of Strawberry Mansion by Lehigh Ave to Somerset Ave in Allegheny West(19132)Pretty much all of 22nd Street to Frankford Ave between Lehigh and Roosevelt Blvd (with some exceptions for properties bordering Roosevelt Blvd) (19132, 19140, 19133, 19134)Good Chunk of Frankford (19124)F: Higher Crime and objectively Philly's center for its opioid epidemic.

I've seen it happen before here in LA.

We don't believe in VIP tracks and want everyone to come in feeling equal so your ticket is your all-access pass, the only exception being a la carte workshops on Sunday before the conference kicks off.

So we have all Bassett and La-Z-Boy furniture in our lake house and it has been great.

Investing in a single-family home in LA and expecting a good cash-on-cash return will be very difficult. 

I get nervous about it but then have to let my rational brain work and say, I own an out-of-state property and I own another property in LA.

Unfortunately I am told most admitted insurance carriers are out of the business for insuring apt complexes in the state of CA (this was even before the LA wildfires this month.

One I know is based in LA as that's a huge market of course..