I live in Orange County CA and after toying with multiple ideas about how best to invest my money I believe I have settled on the idea of attempting to acquire rental property with positive cash flow (probably out of the state of California to get more value)I am a elementary school teacher by trade and I am new to the real estate investment business so I hope that my involvement in the BP community will help to guide and direct me as a newbie looking to start my real estate investing career. 

I worked with high net worth investors/developers in Orange County including Irvine Company, Craig Realty, Shea, and ICI.

Hedge fund out of Orange county CA..

San Francisco, Western Los Angeles, Orange County have all experienced 4%+ appreciation in effective rents.

I'm really axious to find a property in Southern California because I have over 10,000 buyer leads in Orange county alone who are looking for property for investment or who are first time buyers.

@Scott Voytko some executive who chooses to live in Orange Park  may prefer to lease vs own, obviously they think there is a market for it. 

I live in Orange County, CA so I know it will be a challenge!

Can anyone refer me to a reputable General Contractor in the Jacksonville or Orange Park, FL areas?

Here in Orange County the largest developers in the country don't build "homes" they build "communities" with thousands of homes.

Montgomery and Orange County, etc. have their listings online.