You can try Riverside/ San Bernadino, or High Dessert, but all will still not cashflow positive, and you will end up will appreciation only.I bought in 2013 to now, and still looking.

On the other hand, prior to indulging in real estate I studied the stock market religiously.

I can, however, indulge in other investment pursuits which are "safe" for someone of limited intelligence and means such as myself. 

But since the topic is so hot, I'll indulge just a lil bit :)Being poor/struggling, knowing what it's like to struggle, or being savvy/well off doesn't change the fact that certain habits people have produce certain results in their lives.

Indulge in a hobby.

So for me, the additional income is part of the plan and compensation for pleasures not indulged in yet. 

As an entrepreneur, you should not care if they use it as a nursery or a warehouse, it is a business, unless you have the capital to play nice and be chossy for your own self-indulgence.   

It's my favorite time of year as I can indulge in an unhealthy amount of pecan pie and nobody says boo about it!  

Thanks for indulging my curiosity on these points, and for posting some great information on your flips. 

@Rudy Manna, @Albert BuiI need some clarification here, so please indulge me.