Secure income from a thriving business as well.

If the numbers make sense, which usually equates to 10% or better cash on cash and roughly 1% rent to price ratio in an area that has appreciated well recently, I don't care how far I'm away from that market, I try to buy there.

It has done well. 

I am not a BP pro right at the moment and I'm not able to see the older calculations as well.

Any areas in Sacramento that worked particularly well (or didn’t)?

Since I have a lot of grey hair, I tell it like I see and will tell you what I think is best regardless if it falls on willing ears or deaf ears.  

I'm looking to purchase my first property with my fiancé (both 25) with the goal being to establish our primary residence together, as well as giving me the opportunity to add equity/value via rehab before moving on and converting the property into a rental within a year or so to kickstart an investment portfolio.An interesting lead that recently came up is my parent's neighbor's house.

Alabama - super low property tax but the rents are lower as well but all in all a good cash flow state.  

I'd try those 2 as well! 

Often times they come back with a list of repairs that they would like to see to protect the home or mitigate liability. 90% of the time those items were on our list to fix anyway, and sometimes we even haven't done before we get the letter from the insurance company.