I live in CA but am open to investing anywhere that makes financial sense.

If it’s in California they will chase you for state income tax if you ever sell your new property, even if you exchange out of state. 

They're planning an event for passive investors in Southern California in the first quarter- you may look at their website and get on their mailing list. 

I am looking to invest in Temecula,CA  with the purpose of renting bedrooms to traveling nurses.  

You can give notice to one of the tenants, then move in and rent out rooms to further cut your living expenses.Yes, something I've considered but does require me to move from CA to TN, so big life change. 

Great if you want to add rentals or non owner occupied properties to your portfolio but not so great if you wanted that winter log home in big bear CA or Mammoth lakes, CA.The good news is you're from TN so you have no earned income tax from the state on wages only interest and dividends in certain cases so thats a pro right?

@Richard FerraroNo need to pay buyers broker in CA, AB2992 allows the buyer to walk away from the buyer-broker agreement "if the out-of-pocket costs to pay their agent remain to great ..."

It took five months to do the work on the home in Yuba City CA.

Unfortunately I am in California so it makes it a little difficult.

/for-landlords/Although they're here in California, they manage our out-of-state properties.