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. 

We also have different single family and duplex models available. 

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

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

If you're looking for a Single Family (1/1) in a B class area $125k-$145K.

At the time this method was best for us because we both had recently graduated from college and had over 100k in student loans and car debt. fast forward to now we completely DEBT FREE besides our home and we are looking to purchased our single family/forever home and keep our multi and rent it out. 

I think that is their largest single asset/stock allocation actually too. 100k sounds lofty.

Mainly I’m trying to avoid “aged poorly design” glassblock walls, small bedrooms, older windows (wood/aluminum, single pane), aluminum patio covers, and to a lesser extent landscaping.

However, its downfall (and really what makes it so easy) is that it is a single-entry system.