I have tenant that is from CA that is worried, they're used to earth quakes and fires.  

Don't get me wrong, it entails work. But it pays off.
There are basically two methods outside of buying off of the MLS
1. Outbound - requires time and effort. This includes phone calls, mailers, driving for dollars,...

Hi,My agent tells me that it’s taking longer to rent out homes in texas and california suburbs would be a better option.

There is one book for 49 states and a separate book for California.

I have sold many of these to CA investors looking for positive cashflow yield+strong rent growth/tenant quality.You also can cashflow in lower class areas but really need boots on the ground to make those work, not recommended if out of state.

The California Apartment Association (CAA) is urging Governor Gavin Newsom to veto AB 2684, a bill that could lead to expensive air conditioning mandates for rental properties.

Great news for the local investors, bad news for the California absent landlords (our software catches/filters by property location and borrower primary residence, there might for example be a lender in California that lends nationwide but requires the borrower to live in their 3-county footprint, and every other configuration of that you can imagine).

Looking at opening a home this year in California but in the research stage and trying to learn from others.

Has anyone heard of and/or used Jeremy Idris Freeman with Swift Mortgage, located in Irvine, CA??   

The price point is higher but less than metro areas in California.