In low end properties they dont make enough and they also take on considerably more risk.  

Maybe, but those would be super rare.2024-specific consideration: should you even try?

(I know, San Diego is considerably south of L.A., been there, done that, nice place, but to most people in the U.S. and the world, L.A. / San Diego distinction is lost on them. 

So take into consideration the holding costs of making no money for years into the process. 

@Jake Baker - That point is probably my biggest consideration.

These weren't some under funded new launch companies who flopped because needed better help at start, no, we are talking BIG companies who looong had there day in the sun, and over considerable time declined into nothing because there business model was no longer effective or relevant.     

That helped immensely and will be a major consideration for me!

Another consideration is that if you do a 1031 exchange back out of CA the state is a "claw-back" state so CA will try to get their capital gains eventually.

I am not saying they are not important considerations but there should be more to your analysis.You also rattled off two NW Philadelphia neighborhoods in East Falls and Mount Airy.

Locals say Goodyear Heights closer to Tallmadge is better than most surrounding areas in Akron.