If you're looking at buy and hold rentals, the cashflow is better in Paradise and Oroville and further afield in Corning and Red Bluff.

I think it would be a bit easier if I was doing things around where I live instead of driving down to royal oak and those areas!  

http://www.ncexchangors.com/They are all about creative real estate deal structuring, using 1031s.Example:I have a small apartment I'm selling in Sherman Oaks CA worth $2.5m,It was bought distressed, we repositioned it and now is stabilized.I'll present it to a group of fellow equity exchangorsOne of them would probably pay all cash,Some of them would have 2 properties to tradeMaybe one of them has a fishing boat to tradeOr someone would offer $500k cash and a $2m worth of notes generating 10% or something,And they'll usually have several "Legs" to their transaction.Example:I'm selling my $2.5m apartment to Person A ,Person A is bringing in $500k Cash and another apartment in East Los Angeles However Person A's $500k is coming from a 1031, he waiting for escrow to close on another retail strip center he is selling for $3m to Person B. 

Angel Oak is one of the lenders and a good one at that. 

My office is located in Oak Park, Mi which is a suburb of Detroit but I am willing to look for deals in any area for a serious investor client.

@Thomas Oakes Listen to Jay on this. 

is this the royal oak 4 plex at Lincoln/ Wyandotte?

Neighborhoods like Cureton, Hunter Oaks, Lawson.

I do hold a meetup in Santa Monica and one in Thousand Oaks. 

I've put in plenty of laminate and LVP but at that rent I'd put in real oak or at least engineered wood.