I really don’t have any desire to invest in California at all to be honest. I

@Kaybreh Mathis to be completely honest I have never done it this way before either, but I know people who have.

Just like with any business one's reputation for conducting business with fairness, honesty intellect and integrity will be the key to being successful in the ling run.

But in all honesty you can cash flow anywhere with the right tenets.

I try and build my tenant-landlord relationships on honesty and communication. 

At 78 years old, and in this business for 49 years, THERE IS NO easy or Lazy way to make big bucks in this business - sure we call it real estate, but really it is about people and how well we negotiate the transaction with people and the words and statements we make as well as knowledge of how to CONTROL real  estate.This business is easier when we can eliminate the "gate keepers" agents, appraisers, lenders, relatives of sellers and deal directly with decision makes, those who are authorized to sign a purchase agreement.Over the years of Trial and Terror trying to make equity profits and cash flow and avoiding Gate Keepers, I've developed several systems to accomplish this; Nothing down methods (investing without real money) Control and Roll (using contract clauses and  a"SKINNY CONTRACT" that give me possession with assignment rights), and public auctions for fast assignments.This is a good business, it is not for fast profits or lazy investors, it takes creative knowledge of contract engineering, power prospecting and effective negotiations and a sense of honesty and disclosures. 

@Shawn McCormick All valuable points thanks for the honesty.

Trump is very open and honest. I

@Mike Lambert Thank you Mike for your advice appreciate the honesty about Costa Rica like you mentioned maybe Dominican Republic might be another option.

If you are not also planning to move in the bank may question your honesty right up front.