I know the Inland Empire and even the desert areas like Victorville would be easier to buy in, but they just aren’t the most idle locations when considering my job.I like your idea of getting into an area that is in the beginning stages of gentrification (Long Beach, Inglewood, etc.) and putting in some sweat equity.

The most important thing for me is getting this all done as efficiently as possible so that I can get the hell out of the desert and back to civilization. 

Originally from the High desert (Victorville Ca). 

A lot of these properties will be vacant land in the desert, most will not be worth the time. 

So I am thinking the affordable parts of CA (Palm Desert, Palmdale, etc) may be a good choice.

Obviously the main concern here is getting involved into a large loan, jobs drying out, and my park becoming a deserted island. 

My friends & I used to go out to the desert camping all the time back in the day.

The other option would be the high desert, but I really can't suggest that to someone new.

With a mixture if mountains, trees and desert it has some real potential.

Thanks for the help George, garbage, water, and sewar are paid individually by the tenants.Landscaping, we live in the desert, their is no grass or landscaping unless we start watering the grass.Ive never looked into CAP rate too deeply, as the material I have read does not put much value in it.