The same size house may be $100,000 out east somewhere… so that probably tells you why most look elsewhere.  

I dont agree with this thought process never have never will.. its all situational.. or as they say in RE location location location.in markets with slow to historic negligible appreciation sure it does not take a rocket scientist to run the math that if your negative cash flow and the house is not going up its not the greatest investment your value play there is tenant is paying off the majority of the property and your getting some tax bene's if its not bare land.If we used this thought process IE the only good deals are ones that are positive cash flow day one with max leverage  80% loans then as @Russell Brazil states no one would invest in the majority of the east cost and West coast and well Denver and other select cities.. everyone would be in the Rust belt and mid west or deep south in C class properties. wealth is created for most investors with appreciation full stop.. because most investors cant buy enough property or doors to make a difference when cash flow is 200.00 a month your not going to retire on that. your going to retire on paid for nicely appreciated property.

My father is a real estate broker out east and is eager to partner with me on this journey as well.I guess my question to you would be, what is the logical way to continue or what would you do if you were in these shoes?

LV has become CA east so they won’t be mistreated by the courts/law. 

The education and health services sector alone added 23,800 jobs in the past year, reflecting a significant expansion in these industries, particularly in healthcare and social assistance​.Proximity to Major Employment Centers: Greater Heights offers convenient access to key employment hubs such as downtown Houston and the Galleria area, which are major attractors for residents due to the short commute and abundant job opportunities​.Education: Nearby institutions like University of Houston and Rice University contribute to the area's appeal.Infrastructure Projects: Ongoing developments like the East Blocks Redevelopment and BioHub II at Generation Park enhance local amenities and attractiveness.Investment InsightsGreater Heights Rental Market Trends:Single-Family House Rentals:Median Rent: $1,350 for 1 bedroom, $2,695 for 2 bedrooms, $3,250 for 3 bedrooms, and $6,100 for 4+ bedrooms​​.Stability in rent prices with modest YoY increases: 2 bedroom rents increased by $195, and 3 bedroom rents by $250​​.Median Sold Price YoY ComparisonApartment Rentals:1 bedroom apartments saw a YoY increase of $305, 2 bedroom apartments by $667, indicating strong demand for these unit types​​.Available Rentals:High availability of both house and apartment rentals, indicating a robust market that can support new rental investments​​.Sales Market Trends:Median Sale Prices:Significant appreciation in home values, particularly in 1-bedroom homes, which saw a 190.7% increase from $215K to $625K​​.Other bedroom counts also showed positive appreciation, e.g., 2 bedrooms (5.3%), 3 bedrooms (6.5%), 4 bedrooms (17.4%)​​.Market Activity:Increased number of homes for sale and sold, suggesting a dynamic and active real estate market.

It's a great town with plenty of opportunities for vacationers that are looking for something more quiet in comparison to east Tennessee, for example.

@Dmitriy Fomichenko I’m actually out on the east coast but want someone in CA

It seems tornado alley has moved a bit east in the last 10-15 years.

We are in Pascagoula, about 30ish minutes east of Biloxi, so we have been looking around in that area as well.   

If I remember correctly, East Coast Tax Auction LLC and Red Rock Capital were two of the high volume bidders.