The other advised I stay away and look towards Holly Hill or Port Orange instead.

@Brent Coombs we are talking about apples and trying to compare it to Oranges.  

I'm open to mobile home parks too, If you are an agent and you deal with either mobile home parks, apartment complexes, or even cheap 3-4 unit invetment properties with a high cap rate in New york, rochester, new jersey, orange, buffalo, poughkeepsie, Connecticut, Ohio, Massachusetts or anyhwere else in 5 hours commute from Manhattan or less please get in touch I would like to be added to your buyers list and start.I have around 100k in cash, so most likely investments will be around 400k however im also open to smaller deals that i can buy, rehab and sell or refinance   

@Josh Lipoff I have the same question for Orange County in Florida.... any help will be greatly appreciate it. thanks 

Hey Aaron Xie, I personally like what they are doing in South Orange County, specifically Dana Point.

Focusing on the gulf coast (Fort Morgan, Gulf Shores, Orange Beach).

I should have made the caveat to @Shauna Righellis that while I'm an expert in Orange County real estate I simply blow through Tahoe/Reno 5 times a year mostly just thinking about stuff in the car on my way to skiing/boating.

Too many people passing off rotten apples for oranges.

The message is in my targeted markets of Orange County California, and Washington DC paying a little more for the nicer property gets you a lot more benefits beyond the small difference in cash-flow you're thinking about. 

hello @Tyler JahnkeI reside in Orange, CA and hold all my units in Indy.