@Russell Brazil I can't speak for Vegas much since I'm not there anymore, I find it likely that it'll be a highly volatile market since it's main source of income (tourism) has basically been turned off.

Property tax in CA is an already low ~1%, then once you factor in Prop 13 tax advantages, CA has some of the lowest effective property tax rates in the nation.San Diego appreciation is in both price and rents, and has exceeded inflation and national averages going on for decades now (with some volatility in between), so you will likely do better long term on both cash flow and equity ... factor that in with the reduced risk and costs of staying local where you can assess and control your investments, and you almost certainly will do better local so long as you don't over extend and have to sell in panic or give it back to the bank.