Although there are definitely differences in things like job growth (best in Riverside) and education level (best in Sacramento), I think it really comes down to the team and the deal. 

I'm thinking if I'm going out of state then why not just go out to places like Riverside or a bit further north like Bakersfield and Fresno.  

I am currently analyzing properties in Riverside, La Puente, and Morreno Valley.

I could get better numbers in Riverside County or less affluent areas of Los Angeles, but the vacancy rate might be higher and the problem of collecting rent with high turnover.  

@Mark Whittlesey - I am seeing caps within certain areas within San Bernardino and Riverside Counties 6%-7%, with good upside on the right deals.  

My name is Gary Holt from Southwest Riverside County in Southern California.

Here are some examples we push our clients towards:Parts of Glendale Heights goes to to Glen Ellyn Schools. 

As an investor living in Cincinnati and with houses in Westwood, Riverside, and in East Price Hill (aka The Incline District), I'd say that the area IS greatly improving and riding the upswing.

Some parts of North Orange County can match with areas of Riverside, Redlands, and Yucaipa for example.

Along with my parents, I am looking to learn about real estate investments, particularly in the San Gabriel Valley area, but I'm also willing to explore other areas like Riverside County, the Bay, etc.