To make this easier, the dad was Robert, the mom (girlfriend's grandma) is Susie, and sister(crack head) is Barbara. 

Knight this isn’t in the geography you asked for but you should look into Santa Barbara, CA

However, I have seen some articles about people pushing to limit vacation rentals in town along the lines of Santa Barbara so I didn't want to base my calculations on something that appears to be a little more volatile.  

Santa Barbara County red in your future!

Hi All,I live and rent in Santa Barbara right now, and looking to buy a house for about $875k-$925k, to own and occupy myself with my family for at least the next 3-5 years.I'm wondering if any investor would be willing to put down say 15% for a fair equity share of the future sale, or if there's a better way to do it.I can put down about 15%, and have amazing credit, but the conventional loan limit for Santa Barbara county for a SFR is $625.5K, and I haven't found a jumbo loan lender able to do a higher loan limit due to rental income on my investment property being less than a year in. 

Originally posted by Barbara G.

I recently read a comment by a Hard Money Lender in California (Barbara M) who responded to someone that was RUDE to an individual merely wanting clarification on a question. 

Andrew Johnson “I use Appfolio out of santa barbara, ca its definitely not free and my property mgmt company passes those costs down to me which I think is around 50-60 bucks a month based on number of units under the service.I am able to see all reports from rent rolls, cash flow statements / trailing 12 month cash flow, tenant ledgers, maintenance requests, dialog between tenants and mgmt staff, resolutions to maintenance requests, move in pictures, move out pictures, or video, and many more features.What I like is that it allows the vendors to be in a dialog/text/chat box so they are prepared (vendor) prior to job assignment with lockbox codes, scope of work and pictures before they even go to the site so we dont waste time figuring things out and run up a huge $$$ bill for lack of efficiency.”

I was out in Santa Barbara for a Thanksgiving holiday two years ago.

@gerard Lester I was also looking at investing in vacation rental in Santa Barbara area but with the changes in STR laws I’m feeling kind of stuck.