That doesn't mean it is unfair to you.I'm from western NY.  

We have a B/C property in the western suburbs of Chicago that we are renting to a couple we know (cardinal sin).

My husband and I own two SFH in western Kentucky; one is a rental that we’ve been working on, the other is our primary.

i'll be looking for some 1031 properties at that time to put some of the gains.having always liked the reno process as the owner/builder, i'd like to get into flipping in the western inland empire (i live in culver city.) 

. :) Prices in western WA are still pretty high compared to most of the rest of the country, but won't be shocking to you, coming from California.

I own 3 single family home rentals in Western MI, paid $35k cash for each, they are cash flowing about $5000/year each and current value is around 50k each.  

My responsibilities include all of the deals located in the western half of the U.S.   

(By the way, your flip seems like a deal to me).I don't have that level of access (or time), and want income-producing properties for strong capital growth (like yourself).So I have been looking in my work area (Western Missouri), and the deals are there in Class C neighborhoods, but I'm having a hard time finding the Class C properties in the Class A/B neighborhoods (have not found a deal better than 0.9-1% for a multifamily in those neighborhoods, and the few 2+% in the class C neighborhoods, can't yet tell if they are war zones).

Eastern states tend to do closings at attorneys, western states at title companies.

I found it through a group called New Western.