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@David B.

If you're going to buy OOS, look at Class A or B and get to know those areas on a detailed level (fly or drive there multiple times).  

Those areas have higher rents, lower vacancy and higher appreciation.If you manage class A or B assets it’s not awful as most tenants are not professional tenants trying to live rent free for years.

I think more people do not understand the risk of seller financing. all the people I see applying for seller financing could not get a visa card there credit is so bad and there savings is from the pennies they find walking down the street. 

@Craig Bowman Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

The property is in I would say a C+/B- part of town. 

That's a great point @Bill B.

For recent purchases: less than 3 years, you probably have to grow with them and think about how can you maximize returns: maybe ADUs, or Coin-laundry or e-pay, renting space on the property for storage, air b and b or mid term rentals, splitting the lots, Tic sales etc... or value add to increase appreciation faster!! 

Quote from @Bill B.: I agree with everyone and would add:It’s California.