I currently got my first property in Modesto but want to invest in the area.

You might want to think about investing in Stockton/Modesto/Fresno/Sacramento as they are not as expensive. 

You can get way past Modesto and most of the way to Fresno in two hours. 

I am based in Modesto, California.

Hi Tara,If you're in West LA and want to stay in CA, I would recommend California's Far East Inland Empire - San Bernardino, Riverside, Victorville, Beaumont, Hemet, Hesperia, and California's Central Valley - Sacramento, Stockton, Manteca, Modesto, Fresno, Bakersfield.

Although it does have many of the early characteristics of a traditional remote college town investment thesis, I'd say we are still a few years out from the student population truly mitigating potential vacancy issues.Merced and surrounding cities from Modesto to Fresno are still very much driven by an agricultural economy, with seasonal employment swings. 

I live in Modesto ca Central Valley north Cali.

Are you finding a lot of MTR success in Modesto?

If you don’t purchase an owner-occupied property, I recommend starting with cities in California like Fresno, Modesto, or Bakersfield.

So I've done tons of research and analysis and just wanted to pick the brains of members here before I dive head first.I am looking for my first residential investment property in Oakland, Stockton, Modesto and Sacramento.