@JaNae AndersonI recently got permit approval in SJ (Willow Glen) for a 630 sqft attached ADU + 170 sqft addition to the existing unit.

You might also consider taking a look at unincorporated Riverside, as well as the city of Coachella. 

I agree Glen; Dave Ramsey provides good advice for the novice investor to get out of ordinary debt but didn't follow that path for his massive wealth building.I am curious if there is a calculator out there to determine where the "break even" is on a refi. 

Quote from @Glen Wiley: Our portfolio vacancy rates for SFH in the Richmond Va area is well below 5% over the past 20 years.

I currently reside out of Sunny Riverside, CA. 

Lauderdale and Riverside-San Bernardino look compelling.

Areas like Hillcrest, Glen Afton, Cadwalader Heights and Berkeley Square. 

Hope this gives you an idea of what you can get with your capital in the Riverside and San Bernardino counties. 

I'm in Valley Glen.

Quote from @Glen Wiley: I owned an older home that had this issue, it ended up being the line from the water meter to the home.