I just relocated from Southern California to Memphis for work and I'm looking to invest locally.

I'm currently living in Redding, CA.

I live in California and would like to go to Las Vegas to take a look at my properties.

@Casey MurrayAshish and Natalie both provided an excellent idea regarding investing in the QOZ.I just wanted to touch base with you on some of the numbers in your post.Your clients may be subject to more than $140K in tax.They may also be subject to the 3.8% of Net Investment Income Tax.Furthermore, since you are in CA, I assume your client is also in CA, and they may be subject to California state income taxes.The seller may be able to offset it by using closing costs at closing to offset some of the gain.The more the reason to consider the QOZ.

But here in California, the Seller's pay the agent's buyers commission.

@Deepak Kumar, I live in Northern California and closed on an 8-plex a week and a half ago and am in contract on a 44 unit in Tucson as we speak, so I can’t speak from experience as of yet but I agree the Tucson market looks good in my opinion.In regards to job growth, Caterpillar is moving it’s headquarters to Tucson (google caterpillar and Tucson) and Geico is building a corporate office there.

I started as a reluctant SoCal landlord in 2009 when I received military orders away from my Oceanside, CA condo when the market would not pay me what I owed.  

Appreciate pointers , and TIPS in Tracy California region.

We currently own some property in California and have been thinking about selling and using the 1031 exchange for something bigger and perhaps a multi-unit.

Ask anyone that bought single-family homes in California in 2005.