Looking to invest in the outskirts of Riverside County ie: Banning, Hemet, San Jacinto, Beaumont etc..) and could use feedback on places to target & avoid.  Would be primary flips but not averse to buy/rentThanks ...

lolDon't be afraid of the fringes of the valley either, be creative in your thoughts!

The areas you are going are the fringe of the Los Angeles metro area. 

For example, if I found an area that was on the fringes of being gentrified, or near a large employer with swings, I could get more specific.Here's an example of the thought process:I went to Google and looked for a major stable employer swing.

It's a great community and low taxes - at least compared to the properties that we looked at on the southern fringe of Milwaukee.To Jay's point, the path of progress in Milwaukee is outside of Milwaukee.

These properties showed great cashflow, but marginal if any appreciation in the long haul (I never invest for appreciation, but its a nice fringe benefit).  

Unlicensed brokers, acting as fringe operators skirting the laws have nothing to lose.

For some a C-corp might be a better idea due to certain fringe benefits.

I am both an investor and a licensed realtor in New Orleans.I agree with @Stephen Keighery and @Mike Wood above.I would also add that this is a fringe area or an area in transition, whichever you want to call it.

It seems sort of silly because if you pull permits, the work should be inspected.You could work on the fringe of the system.