Entry points are a lot cheaper than back in CA and you actually have landlord rights out here. 

@Derek Tuohy I would suggest start working on getting a Bookkeeper on your team and use a software, if you plan to grow it will be easier and cheaper to get into a software now rather than later and have to learn with 20 units rather than learn with the 3 you have.I agree with @Jake Baker on his bare minimum suggestions.

I don’t know anything about TN real estate but NV real estate will perform better than most of TX with much lower property taxes, zero foundation issues, and cheaper insurance. 

So @Dev Horn , your post prompts me to ask "Who *do* you use to print your large full-color variable print postcards at prices that are cheaper than Click2Mail?"

Compared to an FHA loan, a conventional loan with a 5% down payment can have a cheaper monthly mortgage payment.When buying a single-family house, factors to take into account include your financial status, long-term objectives, and required down payment.

Makes turnovers much easier and cheaper (no trying and failing to match paint; no having to paint whole walls instead of touchups, etc).  

Riverside, CA is cheaper than LA but even there I don't think you will cashflow.

It needs $20-30k to bring it to the top of the market, but we're going to do most of this ourselves so it will be much cheaper.

The last sections of Pasadena where you used to get "cheaper" homes at North West Pasadena (between Washington and Woodbury and Fairoaks and Lincoln) were homes used to be under $700k are now going for $900k as fixers and over a million when renovated or addition of sq ft!!

For my first House Hack, I added value as I lived there so was able to get the property a little bit cheaper and start to get higher rents upon moving out.