I've helped a lot of investors in your area, and I find that many of them end up purchasing rentals in the Central Valley for the very reason you mentioned.  

The latest storms have brought about heightened attention and buyers are more astute than years past with purchasing flood risk homes.

If you would like to generate your own leads, I would pop over to the the wholesale section of the forum and start there, and perhaps purchase some books from the BP store.

@Ben CallahanRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Additionally, we have a decent amount invested in retirement accounts, which we plan to continue building over time.As part of the move, we’ll be purchasing a larger home.

It might not be the best method but it works for what I own because I only purchase performing notes. 

I purchased this 8-week Momentum package two weeks ago and am still waiting for the Zoom Meeting information, as it starts tomorrow at 2:00 p.m. 

That ensures you don't spend it on other things and that you know exactly how much you have available to spend on the next purchase.

I have never purchased anything 'perfect' but all of my rentals could have been rented as they were upon purchasing them. 

i want to be on a team and work with others and purchase subto deals.