for folks in So cal  I think Vegas is a great choice   1. you can drive there   keep in mind flying to other parts of the country to check on property is going to eat up 1 months rent if you go annually.2.

Give me a fail-safe system over a tenant's assurances any time.

And then drive by to pick them all up.

Will use our 4 wheel drive tractor to pull between the tree rows.

Then I get out and walk/drive around.  

Probably a 3 hour drive most days. 

A good investor friendly agent typically does “driving for dollars,” from what I’ve heard, and they might have a direct line on off market properties.Eyes on the Future - At 19, you can stack up quite the portfolio over the next decade.

Where I live mice are common as the cold weather drives them inside.

Investments from CA tech companies is driving job and population growth. 

Personally, if your market tends toward the former condition (better/normal appreciation) I think it's a fairly safe deal looking at the long term, assuming infrastructure around you continues to support the idea of renting it.