The upstairs should renovate out nicely and I’m optimistic about the long term future of these properties.

I think your being way too optimistic here How many times have you done this before ? 

Its can be true to some extent (I am an optimist), but not as much as people think. 

Not that things always work out the way they should, but just saying that I am optimistic that this in conjunction with the mayor's seemingly persistent efforts at drawing attention to the matter brings about better conditions for improvement than ever before.All of that said, assuming you are comfortable with the potential implications of occasional pollution issues (as I am), Imperial Beach has tremendous room for growth.  

One seem more realistic, then other one seemed super optimistic about the tenants...

Even there, with $6K-ish in closing costs (very optimistic) and an FHA 3.5% down loan, you're looking at a purchase price of $350K-ish.  

I can't predict the future, but I am optimistic that I will continue to cash flow this property...

Just get your hustle muscle on 💪 and people will gladly do business with you.At 24 years old you are probably more energetic and optimistic than most.Get educated and be so good that people have to pay attention.  

I’ve been looking in Menifee as well as other “outskirts” areas for possible BRRRR and flip opportunities and was just wondering if you were still optimistic about the rental future out there.

I'm not optimistic, however.