You will need to use a carpet cleaner that cleans with chemicals and hot water not just steam.  

You don't get the proportional depreciation you do other places, your cash-on-cash return numbers don't look so hot, and you could bleed some cash (especially during any hiccups in occupancy) in the near-term, etc. so there's no free lunch.  

Also, he wants to know I have all the financing in place before he'll check on the current upkeep of the property (i.e. roof, hot water heater, etc.).

The stats online show household income of 38k, lower crime, and low vacancy but rents seem lower in this area.

Operating expenses are very low because I use gas dryers (instead of electric), tankless water heaters for hot water, and high efficiency, front load washers to save water.  

I have heard that Nashville is hot!  

My neighborhood(Clinton Hill) is hot right now. 

This summer, guests were treated to a new hot tub and new hardwood flooring in the living room. 

Have you ever received a hot lead from a lawyer? 

John.Getting into investing in LA with $50-100k is going to be very difficult, as you know this market is super hot and very expensive.