I think answering these questions might help narrow your search - I'm an investor/agent in Nashville (moved here from LA, my wife went to school in Riverside), and it helped me realize that my investment journey at this stage is all about creating cashflow - so I invest in 2-4 unit properties in Jackson, TN and Memphis, TN, and own a house hack in Nashville.

@Glen Friedman Thank you for your advice and recommendation!

This situation had nothing to do with COVID or non-payment of rent. It's a perfect demonstration of what a joke our justice system has become. They can finally move in, but they are still owed 15 months of rent, attor...

Glen 

Glen-You were promoting Property Boss only a few short years ago.

@John Thedford here in riverside there is a wide range depending on the neighborhood your in...we like the wood streets area close to the plaza...they are older homes that have a lot of character. a typical 3 bedroom 1-2 bath 1300-1500sq ft home is 360-400k depending on how nice it is. alot of people in this area have converted detached garages into small back houses that rent for 800-900 a month all day long. we just closed on a one with a back house that has a upgraded kitchen and is real nice for 320k....it was a short sale that i got a inside tip on. 

Here's a link to the article and a summation of it's top predicted markets:http://www.realtor.com/news/trends/top-real-estate-markets-2017Phoenix, AZ -- Price Growth: 5.94% -- Sales Growth: 7.24%Los Angeles, CA -- Price Growth: 6.90% -- Sales Growth: 6.03%Boston, MA -- Price Growth: 6.09% -- Sales Growth: 6.32%Sacramento, CA -- Price Growth: 7.18% -- Sales Growth: 4.92%Riverside, CA -- Price Growth: 4.98% -- Sales Growth: 6.88%Jacksonville, FL -- Price Growth: 4.79% -- Sales Growth: 7.03%Orlando, FL -- Price Growth: 5.69% -- Sales Growth: 6.10%Raleigh, NC -- Price Growth: 4.16% -- Sales Growth: 7.55%Tucson, AZ -- Price Growth: 6.10% -- Sales Growth: 5.47%Portland, OR -- Price Growth: 6.55% -- Sales Growth: 5.02%Durham, NC -- Price Growth: 2.55% -- Sales Growth: 8.95%Colorado Springs, CO -- Price Growth: 4.77% -- Sales Growth: 6.71%Jackson, MS -- Price Growth: 1.98% -- Sales Growth: 9.44%Detroit, MI -- Price Growth: 5.17% -- Sales Growth: 6.22%San Diego, CA -- Price Growth: 6.47% -- Sales Growth: 4.89%Salt Lake City, UT -- Price Growth: 6.66% -- Sales Growth: 4.67%Deltona, FL -- Price Growth: 3.10% -- Sales Growth: 8.23%Provo, UT -- Price Growth: 5.16% -- Sales Growth: 5.84%Austin, TX -- Price Growth: 3.50% -- Sales Growth: 7.40%Seattle, WA -- Price Growth: 7.36% -- Sales Growth: 3.41%So, what do you think?

Getting ready to dive in to fix and flipping in riverside ca.... is anyone else out here or nearby doing this that's willing to share previous experiences??

Here is our last flip that we sold for $555k - this is consistent with the finish out we are seeing:426 Brook Glen  

I don't know your home market very well, but I do know LA, kinda, and I'd compare this area to Riverside, or one of the outlying markets between the 405 and the 605.