Lake co  Mendo county  Sacramento  .. i like Richmond for a long term play.reminds me a little of what happened to East palo Alto ..

@Andy Bauman I am in Lake Charles, Louisiana.

The fact a 1 or 2% deal rarely exists in the Salt Lake Valley should not stop you from investing.  

As a new investor I'm not confident in myself yet and I wonder if I'm missing something that should concern me.The seller told my realtor that he's selling because he wants to concentrate more on vacation property around a nearby lake, so maybe he needs the equity from this property to expand his more profitable vacation property?  

I was raised in Sacramento, have lived in Salt Lake city for about 6 years and will soon be moving to Kansas City because my wife wants to move home!

By the way the areas that i'm looking at are in Eastern Oklahoma (Lake homes) and local property management seems to be lacking there.

The Lender is out of Miami Lakes, Florida.

Also I found these area are good for family: Round rock, lake travis but in north.  

I think i was looking at it more as, on our way to the salt lake international airport to fly out to russia... well stop by our rental and check in on our management team... then we can write off the travel expenses to that area.

The market is tight on deals, but more of the good ones I see are in the Northwest Orange and Lake county areas.