For southern states, you might want to look at smaller markets in Alabama, Mississippi, or parts of Tennessee and Arkansas where properties are still affordable and cash flow potential exists.

@Jason Sinclair, having a designer for a wife, I would answer that it really depends heavily on each house, the flow and usability of the spaces as they are, and the overall use of space in the house as a whole.That being said, while there may be a small shift towards more separated spaces, "open concept" is by no means dead, and in many markets, most people seem to still want to have connectivity between their communal spaces.In fact, my wife's current flip is a split level (although technically it is a split-foyer), and she is taking out a structural wall to connect the kitchen, dining and living areas.  

Cash flow has been hampered by an increase in cost of ownership recently, specifically insurance. 

Are you looking to buy more properties in LR or just improve the cash flow of your current one?

Just ensure the agreement is clear and formalized.Pooling reserves across properties might make sense if you’re confident in your cash flow and other contingencies.

Always had to jump through hoops but always had it based on the property / asset

I know you don't want to deal with tenants and their problems, so why not either:A - Buy a NNN property where you don't have those problems, but still have cash flow,...orB - Take your $500k, and partner up with another investor where they deal with the tenants.

Meanwhile, gross rents of $1,800+ for 3-bedroom single-families is an achievable figure, so it’s possible to generate cash flow if you lever modestly.There’s a bunch of other stuff that’s worth highlighting—the economy, demographics, neighborhoods, new construction, and more.

What's the point of getting cash flow if you lose all your capital?

Anyone know of a reliable resource that can walk me through the process for an eviction in California?