LA port for containers; LA area high storage rental prices;  The only problem I see is land acquisition at the right price and zoning. 

Florida and Louisiana follow closely, while New Hampshire is the cheapest.

And for reference my sister is dealing with a run down house in Louisiana that has a value of about $95,000 and she shopped multiple policies with multiple insurance companies and the best rate she could get was $2500.

I'm not sure how comparable Riverside is, but in my market (LA), I'm expecting pretty flat appreciation and modest rent growth as long as current conditions of weak buyer purchasing power and high prices persist.

States like VA, FL, IN, OH, GA, TX, NV, and a few other states will continue to surge while CA, AZ, WA, CO, AL, LA and a few other show some decline in some counties but not all.

I almost got an LA property under contract but I had my comps wrong and the owners wouldn't budge on the price so it ended up being a dead deal unfortunately.

Welcome @La Toya Flowers Butler ! 

We’re on a similar wavelength, pumping out Class B multifamily (12-200+ units) in rural southeast US—rural Georgia, Alabama, Louisiana.

Moving from LA, you’ll immediately see the financial benefits—not just in lower home prices, but also in keeping more of your income.Neighborhoods matter.

This is one of the most common challenges in the LA County community on BP.