There are also several funds out there that provide high single digit yields that are low risk. 

@Polat Caglayan very ambiguosu question, but read the helpful info below to guide your next set of questions:)-------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

The high end rental properties can be a different animal than your run of the mill $2,500 month rental both in terms of upkeep and demand.

Coloma: For those experts, your input is highly appreciated .

Depending on the volume you would be submitting, find a company that does not have high monthly minimums and can walk you through the process if this is your first time using.

Talk to a tax advisor that you trust or know someone personally that has high trust with them.  

The quality of available tenant varies drastically depending on the neighborhood.

My known options are hard money or private lending and then maybe doing a cash out refi, but rates would be high on both ends and will really cut into my cash flow. 

I would also highly recommend you set some parameters when thinking about working with non-accredited investors or if you are one and want to invest on a large deal. 

I think because it's so competitive to survive in California, and being accustomed to high prices, they view the rest of the country as opportunity.