@Joyce Orange I believe, but I could be wrong, that true losses (not lack of rent payments) can be carried forward, as long as you never stop carrying them forward...one gap year and you lose them.

I used Blue Line home inspections and found him to be more thorough then others in the area, he's based in Orange County but travels frequently. https://bluelinehomeinspections.com/

Investment Info:Small multi-family (2-4 units) buy & hold investment in Orange.

If you want to have good cash on cash return I would recommend the west side of Jacksonville and the orange park area.

Be sure that you are comparing Apples to Apples and not Apples to Oranges.

I totally agree that it's possible to invest in Riverside County - good population growth but not as expensive as LA or Orange County.Back to your potential rental - just a reminder - net monthly income is NOT monthly rent minus mortgage. 

I would recommend looking into west Jacksonville and orange park area the zip code is 32210, 32244, 32215,32205.

One of my favorites is the Pex tubes, the red and blue and orange ones!

Preferably a beach community from San Diego up to Santa Monica, Orange County most preferred I think just because I could at least drive by it when the anxiety demands it.

I currently live in Orange County in Southern California, which is a very expensive market.