My property manager did an awesome job lowering the expenses down to the bare bones.

You the rich landlord with a few million in real estate or the broke tenant barely living check to check?

For Tracy, the rent (excluding vacancy) would barely cover PITI, so I would expect negative cash flow overall.At this moment, I'm leaning towards Sac, for diversification from Bay Area and cash flow.

But should I buy out of state, to get a better cashflow or buy another property in my area and barely cash flow?

They can barely save/invest.

@Lenny B. : Are you in a position to absorb 100% vacancy in these units?

Like I say a realtor on here that barely got there license give me advice, or tried to shall I say.

If you get a conventional non-owner occupied loan, you can move in when you want, subject to tenants rights...2) House hacking will help subsidize your expenses, but may barely cash flow if not cash-flow negative. 

Here's an unethical subject-to, in my opinion: Buyer has $100K income, $50K in savings, good credit, a personal residence that they barely qualified for two years ago, and is looking to score a property at today's prices with a 2021 mortgage.

Been invited to plenty over the years, rarely and barely went.