Meanwhile, gross rents of $1,800+ for 3-bedroom single-families is an achievable figure, so it’s possible to generate cash flow if you lever modestly.There’s a bunch of other stuff that’s worth highlighting—the economy, demographics, neighborhoods, new construction, and more.

This^^^^^Unless he is loaded with cash reserves and can take a loan out based on his liquid reserves.

Or just any suggestions for the best bang for your buck areas that offer at least a little cash flow and appreciation ?

If it’s the latter, then you’re going to need to devote an immense amount of time and energy to becoming a full time agent.

I personally would stay away from condo-tels as they will be even worse and you'll have less opportunity to cash flow. 

It hedges any downside risk and increases cash flow.

Since you’re already networking and have some good realtor contacts, focus on narrowing down your investment strategy (like buy-and-hold or house hacking) and target markets with solid cash flow potential.

There is an abnormally low amount of new construction occurring on the coast in comparison to the demand and the existing inventory can be quite dated, especially for those coming from areas like California.

Just purchased recently a small condo cash.

I borrowed $30k on a personal loan from Discover for 15% with no fees for a plot of land and paid "cash" for it.