For most out of state investors Vegas isn't the answer it is similar to the inland empire but more isolated from the job centers in LA and Orange County (ie if you live in Vegas you work in Vegas)  I encourage you to look at both and possibly other markets, but if you are counting on appreciation and are planning to hold for a long time Prop 13 in CA is a nice thing to have.

Have experience as far north as Palmdale and down to Orange County.

Ulster county and Orange county NY have some good areas where properties cash flow nicely.I also see no issue with investing with cash as long as you "buy right".

It has been a consistent cash flower for the last 5 years w/ no issues.It is on E Grant for those familiar w/ Orlando SODO, between Orange and Delaney Park.As-is, property is worth approx. $300k to the market as a good guess.

It skews it a little bit when you are comparing apples to oranges due to future expected maintenance costs. 

For heavily populated counties (which Orange County, CA definitely qualifies as), these are usually on the Web and free to look at. 

All expenses including HELOC payments (principal + interest) will need to come out of the rental income on a month-to-month basis.I am aware of the recent Orlando ordinance allowing home sharing (http://www.orlandosentinel.com/news/orange/os-orla...), but will not be competing with them.Is this a good time to invest?

I am currently scheduling to attend my next meetup and would love and appreciate any suggestions on which events in the Long Beach/South Bay LA/North Orange County areas you guys have attended.Thank you again for your time and I am looking forward to embarking on this journey together!

I'm from Orange County so I'm about 2 1/2 hours away, therefore I wouldn't be the best expert for you. 

Hello BP,I was wondering if anyone had referrals to quality and cost effective hard wood floor refinishers.Mahalo,Matt