Welcome to California pricing :)Nowhere in LA is really going to get you cash flow.

To make only 15% profit on a deal (which is an extremely active investment) I would rather be a lender and make 10%- 12% plus a couple points and be a semi passive investor.Every deal in LA is different but from my standpoint and experience, I need o do major rehabs and most have additions to them in order to make the spreads I need to pay mybprivate investor sand make it worth my time, effort, and risk.Most of my purchases are between $500k and $800k right now with $100k plus rehabs.

The other problem is that I don't know how long I'll be in LA. I

I'm an investor and a realtor in New Orleans, LA. I

@Ali Boone that is inspiring to hear you have been successful managing your PM and property from LA. I

Sounds like these clubs are were the pocket listings are.Jesse T - Based on my salary and down payment, I can probably get at least a $1M income property via the FHA route since my wife would be moving to LA. I

I understand LA is a tough area but I know its not impossible to succeed in this market. 

Don't forget you have the other half of the duplex to help you pay that down, so it's almost like two people paying it, instead of just you.2) Right now almost everything in LA is appreciating, condos, houses, multis, but who knows what the future will bring.

I moved up to the Bay a few months ago coming from LA, i do plan to get back down there in the near future.

I know that LA is very expensive and very competitive, but most markets are hyper competitive these days.