But if there are no deals (which is why I moved out of southern California), you can economize by creating a syndicate and investing in out-of-state deals big enough to sustain a full-time property manager.

My aunt had a mental health special needs rental in CA with tenants that did not need fire coding so it can vary.

Pretty economical pricing to install in rental properties after picking it up at Home Depot.

My other debts include493 Jeep 530 housing and bills 73 phone(tried to lower they won't let me)74 insurance(as low as I can get)140 gas (looking into a bike)160 (approximately for food)350 debt(pay high to get it away faster)50 health care I think that is it.

Maybe for some folks but 10k a month does not go very far when your paying your own health insurance have a car or two raise children put them through collage etc.   

So my personal decisions aside, lets talk economics. 

@Ernie Sturzinger Here are a bunch of resources that I use.CBRE Research and Reports - https://www.cbre.com/research-...Marcus & Millichap Research - https://www.marcusmillichap.co...Huduser - https://www.huduser.gov/portal...Freddie Mac - http://www.freddiemac.com/rese...Moody’s Analytics - https://www.moodysanalytics.co...Bureau of Economic Analysis - https://www.bea.gov/data/incom...Bureau of Labor Statistics - https://www.bls.gov/lau/metros...Census - https://www.census.gov/data/ta...Cushman & Wakefield Insights - https://www.cushmanwakefield.c...City-Data - http://www.city-data.comMoody’s Analytics - https://www.moodysanalytics.co...Best Places - https://www.bestplaces.netIRR Viewpoint - https://www.irr.com/news/just-released-viewpoint-2020-12976Rick Blocks Poor Blocks - https://richblockspoorblocks.com

If all of the underlying economic conditions are still strong (population growth, job growth, diversity of employment, etc...), then I would still invest in that location.

How reliable is that return in a downturn or economic crisis?

Looks like Denver once again is going to fare better than other cities in an economic crisis.