David Weintraub I’d be looking for someone in the area of Louisville and southern Indiana.I’ve had several lenders approach me here already.

My area of interest is Southern California and Missouri.

However, due to the fact we all live in southern CA, that honestly wont get a whole lot even if we leverage it and the returns are so low most deals honestly dont make a lot of sense.So we have decided to look out of state, but want to at least put some research and analysis into the decision. 

I have an opportunity to buy a single family home in Southern California for approximately 300k.

looking to network with mobile home investors near San Luis Obispo, Ca and Southern California.

I do Southeast Missouri, Southern Illinois, West Tennessee and Northeast Arkansas.

Given that I will be looking at areas in northern Virginia and southern Maryland as well, do you know what other tenant laws similar to TOPA I should look in to?

In a market like southern California where the cap rates are for the most part under 5% it has been very difficult for me to find any type of MF property that meets the 1% rule (rents being at least 1% of purchase price).Should I just keep looking until I find the needle in the haystack or are there other criteria that is more important when trying to invest in a cash flowing buy and hold investment property? 

I lived in Southern California for over 15 years and although I miss the weather, I prefer living in Austin and vacationing with all my extra money in California and other spots (during July and August). 

They are aware that the LA market is pretty tough right now as many of you mentioned, so they are open to the idea of investing outside of LA, or even out of state.The main reason they chose LA (and surroundings) is because they are looking to move to Southern California in the near future, so managing tenants would be easier for them if the properties are within driving distance.