Not sure where the sweet spot is.

I currently live in a rented town home with my mother, we got a sweet deal due to my mothers friendship with the landlord and are paying $1100/month for a 3bed/2bath.

Many of you would be surprised how many people do silly things like go out and finance a new car before closing so they can have a sweet new ride to go with their house. 

Be satisfied collecting that sweet $ 700 a month check.

Sweet, thanks for the recommendation Corey!

Do you think there is a sweet spot gap of any particular sq footage or br/ba count?

Again, take a look at the sweet state of California.  

The sweet spot is that 1-3 hour drive.

So buying a house within that first 6 month sweet spot was a good decision for me.

The geography is much different than So Cal and as others have mentioned you really can't parse out areas by zip code like you can in LA.I think you need to work backward in your investment purchase and know that the rental sweet spot last year was $1500/mo and in the past 6 months has grown to $1700/mo.