(lots of California transplants) Certainly lots to learn still. ?

I'm also a transplant though, after 8 years, I can probably be considered a local.  

She's rented out to corporate transplants over the past two years and in a 7 month period she made a years worth of rent. 

Sacramento, CA is a really hot rental market with many bay area transplants migrating to the area.

I live in NC (a transplant from CA) and have friends who have successfully sold several houses FSBO.

But with the large population growth from California transplants and being the #2 retirement destination in the US, Phoenix seems like a better long term investment if you ask me. 

It's such a great market with all the transplants moving here (which is likely why it seems challenging to find good deals). 

I havent tried looking elsewhere for my needs, but two things that I've noticed about the Sacramento market is that we are seeing a lot of Bay Area transplants trying to get away from the high cost of housing, and Sacramento's housing market seems to be going up exponentially, so it seems lik e a great long term buy-and-hold situation, based on location and market values of homes and rents.

We can always use more Texans, even if they're transplants.

Like any area you have to be careful and especially in Buffalo...I transplanted from there a few years back.