Keep in mind not every renter is single most have combined incomes.. so 50k is the real number

I think this is the single most important part of the decision in order to set you up for success in passive rental property investing.

To avoid problems, it’s best to add these locks after the appraisal on a turnkey purchase or after the refinance is complete.Also, most DSCR lenders will assess the property’s market rent as a single unit rather than the combined rents of individual rooms.

They don't appreciate fast like a single-family home might in this area.  

For real estate the will calculate what your return would be if you purchase a single-family home at market rate and hold it for ten years.

It is difficult to achieve this on a single day. 

Second, single family homes as rental investments are not generally sustainable in Sacramento, as you've quickly learned.

To second what Jessie said, with $150k in cash, Memphis could probably get you into 4 Single Family Rentals that are each cash flowing in a matter of a couple of months. 

Quote from @Sri Voodi: RE Gurus,Recently started looking to invest in Akron/OH for single family homes.

Wife and I bought a 3 bedroom single family home in Merced CA.