Very interesting, as a fairly new investor from Orange County, what I'm getting out of this topic is $500 is worth it, especially if you live in that Texas area.

If your willing to travel outside of Orange or Seminole county I bet you will find more deals and better deals.

@Wee Pone Yang-Chang Congrats on taking action.

I found a property that if split into two units could yield over 3%(Orange county) as a rental but it is zoned for only one unit.

Something quick and dirty like Orange peel will be cheaper than say Level 5.

Orange County has lower cap rates but potentially better appreciation in the long run than something in San Bernardino, which would get you higher cap rates but potentially less appreciation.

Bigger Pockets was one of the first resources recommended to me, and it's been a gigantic help.By way of background, we reside in Orange County, CA, and just within the last several months finally emerged from the smoking ruin of the Great Recession.

Hey Wesley, in Southern California, a 5-6% cap rate is fairly standard, with highly desirable areas in parts of LA, Orange County, and San Diego having cap rates in the 4-5% range.

I have been looking around for a duplex or single family resident that has + cash flow in Orange County or L.A County but I cant seem to find anything..When I'm lucky I can find one that the rent comes close to mortgage payment with impounded taxes...Once you add the 50 percent rule for expensed then forget it its very negative..We look through the MLS and we cant find anything...Is it time to consider auctions at the county court house ?

I would go back to California in the 80s, Los Angeles and Orange County specifically, and buy houses and apartment buildings by the dozens.