Second you need to examine your management style.

Part of this is due to the personality style of the people who own 4-plexes here.

Currently I supplement a portion of a family members retirement monthly thru a dividend style payment plan.  

I like your style.

Hard Money/Private Money can provide up to 90% PP and 100% Rehab on Fix & Flips that can be advanced at closing or reimbursement style draws and can close in 2 weeks - Refinances starting at 4% with a great min 550 FICO and no seasoning for BRRR

Another option, very “Rich Dad Poor Dad” style, is to buy an asset to pay off the liability. 

I also know a lot of people are moving out of California right now.I'm assuming this is more residential oriented.3 hours is closer than Indy but also a plane travels nearly as quick to Indy. 

Presentation and management style matters A LOT, in my market there's plenty of rental histories that are low on properties that can and will perform very well when managed properly.Check out comparable properties and see what their rates are at for different seasons.  

I have investors that are very detail oriented and organized that are starting out and can over analyze deals so much that they will never pull the trigger on a deal.

Purchase price: $67,000 Cash invested: $3,500 Bought FHA style loan for 3.5% down, lived in for 3 years, now renting (approx $600 profit/month before, which will change after refi) and currently doing a cash-out refi to pull out capital for further investments.