We both live in the Los Angeles area.

We currently live in Los Angeles, CA where as most of you know is tough to find good investments at a decent price.

Think Los Angeles or pretty much all of California for that matter.

Now if an investor outside of California were to broaden their investments out of their home state and into California's market, I believe they would find properties and deals in abundance due to the fact that there is a mass amount of properties that are either abandoned or forgotten about, unpaid property taxes and preforeclosures are everywhere, and the commercial/industrial portion of unused properties is incredibly widespread especially in the greater Los Angeles area, with new market places and strip malls being built in the suburbs left and right.

I looking to own multi-family [ 4 units or less] in the greater Los Angeles area. 

And most of the people moving between the two states are in their 20s and 30s regardless of the direction they are moving.After 11 years in Los Angeles I moved to Austin 3 years ago and can't imagine a better place to be. 

@Bryce Carroll Los Angeles and the beaches here are great! 

I saw an article from a Los Angeles eviction attorney and he said his average time is 45 days.

This is the second time he has used this tactics.Any recommendations or does anyone have a good election lawyer who will protect the landlord in Los Angeles?

While these properties will get closer to 2% they will have very little appreciation and typically have more repair costs.Determine what you want to achieve and what your goals are and you'll find out if you're okay with appreciation or cash flow.I personally invest in the Los Angeles area for appreciation and out of state for cash flow.