@Elaine Lai I’m an agent/broker here in Oregon who also invests.

People seem to "escape LA" and move to Palmdale where they can actually afford a house since everywhere else around LA is ridiculous.

LA is definitely a tricky market with how competitive it is.

My multi member LLC with my partner here in LA is 50/50 between him and my holding LLC.

Went to college for architecture and have worked in my professional life as a building inspector, insurance underwriter, and actuary, and I lived in a 2-fam and had two more 2-fams in my hometown of Buffalo, NY, and sold those when I got a job offer and moved to New Orleans, LA.  I

@Ray Lai my list was filtered to multi family owners in a couple specific zip codes that had owned for over seven years or more years.I have done a very similar mailing with same contents/criteria but used a paid mailer and the results were less than 1% response with 0 deals.

@ Ray Lai.

And LA is a 4 hour drive (45 minute flight) from LA.  

I'd also stress test with a similar (or more) drop in cashflow.Pundits have said for years that LA is done, finished, down and out.

Thank you @Ray Lai.