You can easily get sued, you can also be fined and depending on what you did or caused, you can be wearing an orange jump suit!

I worked for a couple of REIT's while I was in LA and Orange County, CA. and the industry is full of teams with projects in the pipeline so they're looking for funds.

Green is the best, orange is OK, red is bad.

I've targeted a bunch of single family/Multi Family off market properties in East Orange, Paterson, and Jersey City with estimated purchase and rehab costs being 35-45% ARV.

It's not as bad in Orange County, not as bad in San Diego, so their are some "less bad" spots.

Lots of opportunities from the beaches in Gulf Shores or Orange Beach area.

Schools are very good here, another plus for being in Chapel Hill (note you'll want to be in the Orange County part of Chapel Hill).

Median SFR Orange County is like $720k.

I think that you are comparing apples and oranges here.

For example, we've had a few mixers at The Wine Lab in Newport Beach and, last week, they had a "Beer and Brats" mixer in Anaheim (I couldn't make that one, darn it).There's also the Investor Workshops that meet up in Orange.