You don't have to spend a fortune and buy a house directly on the beach to do well, but your starting price point for a viable option in this market is around $350-$450k for a solid 2-3 bedroom oceanfront condo or around $500k for a 3-4 bedroom house within walking distance of the beach. 

I've been in the BP community for over 10 years, I've been featured on the podcast 6 different times, RTR has over 270 5 star reviews, and yes, I've been a long time sponsor of BP as well. 

Plenty of people invest remotely, and as long as you have modest expectations (not chasing the highest possible yield), and are using light leverage, and don't get suckered into buying in a part of town that you wouldn't feel comfortable visiting in broad daylight, plenty of people do this and do... fine.

You won't find one PM that hits all 3 markets as there is a pretty decent distance between the 3.

A 3% appreciation on a $3K/month rental will do better in cash flow in the long run than a $700/month rental.

The only inssue is that i have not found many people in the area that have done it and would like to ask if any one here has done ADU's in Orange County or Long Beach and has it been worth it for you . 

New builds, new developments, plenty of rentals within driving distance of the city center, and there are still plenty of areas where a good eye for a rehab job will get you a good ROI.

Quote from @Chinku Chinku: Got a townhome in suburb area of Houston for long term rental close to katy mills (<5miles).

As long as we keep any of the protected classes out of the discussion, is it ok?

Long term?