You don’t get CA level appreciation in Kansas City.Some areas are high crime so need make sure you understand the neighborhood you are investing in, like any city all locations are not equal.Very car centric city, mass transit is not widely used, people don’t walk, they drive outside of a few very walkable locations in heart of the city. 

I'm an Architect and MRED Grad and have entitled and permitted over 200 units across Bay Area and Norther California, ask me anything about SB9 or ADU design / permitting

This is my out of state investing and I am in California.

Your profile says you are from CA, are you a long distance investor or are you local?  

Perry SkollLong Beach, CA

I would say Miami is more fragile....this explains why CA home price keeps going up.

I think back on my HML days in Oakland CA..

Quote from @Bruce Woodruff: Yes, you are right; that is true for California..

I'm not familiar with California but I know living in Florida, the closer you are to the ocean the more expensive it is to live.

@Mindy Jensen - I’m a GC from California, specifically the SF Bay Area.