I am still seeing deals in the West Volusia market (Deltona, DeLand, Debary, Orange City, etc.) that are breaking the 1% barrier, but they are getting harder to find. 

i attended the REI of Orange County last Wed evening and it was great.  

@David Greene, I'm one of those California investors that you mentioned living in an expensive market, Orange County, and looking for some better returns outside of this state. 

We currently have a family that wants a 2 family set up in Orange County, however; finding the land here is a huge hurdle.

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.

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.

Watch a couple Judge Judy shows and do the opposite of the people on the show.

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.