I personally know many people who have gone out of state and made good money.What a good or bad level of appreciation is relative.

With that said, I would define your niche if you haven't already to help people only in that sector.

Great spot to get started and plenty of awesome people to help you on your journey!

Would talk to people about partnering if you want to stay in the CA market, not pushing you away from out of state.. but there are deals here that cashflow and make sense too. 

I can get you in touch with the right people for most projects. 

Being a landlord sucks for the most part because most people go into it thinking it's easy.

I guess I have been hesitant to bombard people with the same message three times.

(But it wasn't apples to apples.)I looked at AirDNA's data recently and don't disagree with their broad picture but again, people here know that the details and other factors can tell a different story and bring success for some in the same area (comparables) and loss for others.I'm all about reducing risk and my read on climate data and global economies (& yes, politics) incline me toward continued investment in properties that have multiple channels of revenue, above a certain latitude, and more upscale.

Some people miscalculate returns (cash flow, NOI, IRR, etc) when they ignore capex.

People do not always stick with their first thought process during times of turmoil