Like ASAP if I was betting I would bet that most of these parcels if not all are bare land.. its very rare for an improved property on the west coast to get all the way to tax sale or be totally abandoned.. 

I think it kind of funny that they think it's perfectly okay to make a 20k commission for listing a property on the MLS and barely answering their phone. 

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.