Any RE investment that is not projecting greater than 10% ROI likely means that investing in the S&P 500 is likely to outperform the RE investment and take less work.My actual return on investment (ROI) of my San Diego buy n hold residential RE has far out performed my conservative projections (100% so far).  

@Roy N. thanks that's very helpful.

I would look closer to Milwaukee for what you’re looking for or maybe you n Menominee falls?

The more accurate statement is that it is challenging to find initial cash flow investing in coastal So Cal with high LTV numbers.Here are why I go with the clarification:1) If you purchased virtually any buy n hold property in coastal So Cal 5 years ago and are getting market rent today it would be cash flowing quite lucratively.2) If you have low LTV virtually any property will cash flow. 

-May 6:45 pm at the Westside Conference Center, 3534 N 108th St.

If ur interested, PM me n I’ll get u my #n we can talk in detail.

N Monterey County has some decent investment possibilities, especially if you have will to take on a fixer.San Jose/ Bay Area buyers are starting to head south looking for deals. 

Even if sells for $120k that's like 4.6x .https://www.redfin.com/NV/Las-Vegas/205-N-20th-St-...

But the 5% program is less PMI and no UMIP but it is only available n certain areas and if you do not currently own property 

:) I also have some over at 55th St in N Oakland just down the street from the children's hospital.