I have told her that we want to build what I jokingly refer to as "our real estate empire," so there's potential long-term business in it for her, but, given what you've said, I still don't know why any agent would do it.Thanks again for your response!

In general, materials cost more the further north and the further inland you go -- many materials enter the country through southern ports and it costs money to transport them to points further away.

And limits the risk.. to almost nil... which starts to matter when you've spent awhile building and empire...

Empirically, you know no one cares.

There are lots of landlords here who own old building stock (Queen Anne, Second Empire, Victorian, etc) which predate insulation.  

This is not an emotional matter, it is a business one that is driven by empirical evidence and statistical relationships.

If you're going to deal legally, honestly and ethically, you need to understand the difference between dealing in land and dealing with widgets that can be replaced.Gurus are simply answering the call, after getting people excited, filling the perceived demand by those wanting quick and easy money, which is really a myth to begin with.

You started a little cash flowing empire that you now own free and clear AND you have a property management gig. 

I have a lot of equity in different places  I  need to access  to build my REI empire.  

I've improved ghetto neighborhood blocks by improving properties and engaging neighbors etc only to be stifled by LAHD, LADBS and LAB**S**Back to the original question:Some areas for long term buy/ hold off top of head includeInglewoodBoyle HeightsNorth East Los Angeles ( Cypress Park, Lincoln Heights, Montecito Heights)Certain parts of South LA that aren't absolute war zonesCertain parts of Long Beach that aren't already gentrifiedSome parts of the Inland Empire