You can still find single-family homes in the $80k–$100k range and duplexes in the $130k–$150k range, even in C and C+ neighborhoods that are seeing steady improvements.

, whether there's a high water table that encroaches on any underground utilities or foundations (and does that water table have significant seasonal water level variations), encroachments by roads or other improvements on your property, limitations imposed by easements or rights of way, etc.

The key is to pick a lane—focus on improving as an investor, finding great deals, and letting a solid property manager handle the operations.

I’m also based in California and invest in Detroit, where prices are far more reasonable, and there are still strong cash flow opportunities.Detroit has a solid rent-to-price ratio, improving economic fundamentals, and plenty of value-add potential if you have the right team in place.

There’s huge retal income potential if you nail that balance between improvements that wow tenants and improvements that merely look fancy but don’t justify higher rents.I’d also keep an eye on how your high end plan fits the local demand.

If there's a lot more headache- then I encourage you to implement or improve a Complete Household System, try to get SFR's with 6-11 bedrooms, no more than 3 rooms per 3/4-Full bathroom, and make sure there's one (not more than one) beautiful living room with a big screen TV. 

This is the same if you made an improvement to your home like finishing a basement or adding in a pool.

Quote from @Jonathan Small: @Theresa Harris good point that cash flow is hindered if you have debt on the property, versus it being paid off. 

Investing in your self improvement is wonderful most people do not have the mindset for growth.   

Zero improvements.