In this market I'm not looking to really cash flow, but want to at least break even until I can refi with better rates and value add.Where/what would you suggest to look at in San Diego right now?

This is a good question and to keep the answer short and simple; it is typically for the tax benefits.

As the other post suggests selling and investing the money till I can find a turn key property sounds like the safest bet.

IE I suggest folks study now to filter / buy top leads for your deal type. 

You have any good thread reads and location suggestions for OOS? 

I keep the lease simple: One year and all tenants are jointly and severally liable.

His suggestion was to wholesale it because he believed that for the purchase price of $90K, it'd be a relatively safe bet with a good margin.So, my question is: How do I get cash buyers or "buyers lists"?

My goals are simple.

Looking for additional recommendations and suggestions.  

I spoke with two lenders who they suggested and the lender I normally work with and I could not qualify with my primary home and rentals.