@Ahmed Elgalad welcome to BP and welcome to Orange County California. 

I may be looking for a new property manager in north Orange County, CA.

Orange County has mostly become a buyers market.

If a significant portion of your dataset is value-add or non-standardized (your property needs rehab but the other properties don’t), then you are comparing apples and oranges. 

My niche is Seminole, Orange and Volusia counties.

Fresh orange flowers in kitchen, in bathrooms maybe lime green towels or white towels and a bowl of lime green soap and candles?

A lot of tenant groups and entitlement groups are using the rent control to push their politicians into local government spotsRent controls will only accelerate the ghettoization of So Cal and Orange County.Anywhere rent control occurred across the nation - it resulted in a deterioration of the community.Nobody wants to address the REAL causes of higher rents - like illegal immigration - that lowers supply thereby increases demand.Simple economicshttps://www.ocregister.com/2018/03/24/rent-control...Rent control push through LA areahttps://www.buildium.com/blog/ab-1506-threatens-re...California AB1506 got pushed back for nowhttps://www.pressherald.com/2017/10/12/portland-ra...Portland Rent control push

@Kevin Fox I'm looking to do business in San Diego county, but I am not against investing in Orange county as well. 

@Justin Wotring Orange county is expensive, but you might be able to find a bargain in your back yard.Seniors with Low Financial Stability Scores (FSS) can be a good target as likely:the houses have likely not been updated in a while so can sell below market pricethey could be ready to downsize or transition to assistanceneed the sale to be easy and inexpensiveThere are 1,196 in Orange county with home value under $450,000 and last sale date 18 years or longer.

Orange county tax deed auctions are live...you pay your 5% when you are high bidder, balance due in 24 hours.