@Sean Carroll's thoughts are going to be shared by a whole lot of investors in the area, flippers and landlords alike, and that's definitely a great piece of advice. 

The benefits can be incredible and the opportunity to work in a niche that is a win-win for both investors/sponsors and renters alike is even more rewarding.

Even for a “like new” property.  

If you're on a budget I'd consider the old part of Elk Grove or Oak park (for our purposes Oak Park = Oakland...nice downtown, near the grid, but still a long way to go).Not familiar with Costa Hawkins, but Sac Business Journal and other local publications interview county decision makers who, at least publicly, say rent control is not a likely option. 

This place is an amazing resource for both new and seasoned investors alike. 

Management companies are almost all alike in the way they run and the fees they charge.

I've talked to guys who shoot a lot and they recommend this course to the experienced and novice alike.

Anyway they have a set of 4 deadbolts and locking handles keyed alike for $12.50 a set!

Anyway, this fellow has done wonders for himself, and took a liking to me.

Filing taxes as a professional gambler is brutal.Clearly, I am not afraid of what some may perceive to be "risk."