There are a couple of FB groups with thousands of members for this market, with wholesalers posting houses all day long. 

Less people are long term tenants here, though, so expect more turnover.  

For particulars, you to invest in the desert areas driving distance to SoCal as you can get into them with 30-40k.

Looking to buy a SFH in one of these counties, with the intent to convert a basement into an ADU and rent it out (short or long term) - and live in the main unit as owner-occupied.

There are opportunities for various strategies here- short-term rentals, medium-term rentals, long term rentals, BRRRR, flips, etc. 

Lawyers may have to be involved, thus delaying and complicating the process, however, as long as nothing was done with intent of causing whatever caused the claim, they'll cover it.

The goal is to build long-term wealth.

The most important thing is to develop a long-lasting relationship with any great Wholesaler Friendly Title Company.Goodluck

Renting short term or long term will have some bearing on it but this isn't too far fetched to find a lender for this sort of thing.A small, local lender will be your HIGHEST probability of success when trying to find investor friendly lenders on investment properties.

Flexibility with your rental requirements can go a long way.