Certain areas in Hayward and San Leandro could meet most of your criteria but they are in the $1M+ range.

And she was telling me the prices don't make much sense around the Seattle area so she is interested in the San Antonio market instead.

Hello Jonathan: I Ground teams in Chicago, NYC, DC, San Fran, and LA.

If you are looking for a place where your portion of the mortgage + property tax is close to what you are currently paying for rent, you can look into multiplex over at SF, Daly City, Redwood City, and San Bruno.Feel free to reach out if you need any help :)

I'm looking to sell a mixed use building, with commercial and residential units, in San Mateo.

San Francisco, Miami and Bill, Wyoming.  

We’re focused on building a strong network in San Antonio and its surrounding areas since our goal is to acquire two properties per year to enhance our portfolio.We’ll be in San Antonio next week or possibly the week after and would love to connect with local professionals—property managers, contractors, investors, lenders, and others.

The huddle I'm facing right now is I stay in HCOL (San Francisco) where investing won't make much sense due to high property prices.

My company does handle San Antonio, so they may be able to assist you.  

The 3 highest residential returns for this century were San Francisco, Los Angeles and San Diego at the last time I saw the case shiller stats (which may be 3 years ago).