California prices are really unaffordable at the same time the state has consistently had outmigration of native residents for something like a decade and even negative population growth recently whereas Texas has grown substantially. 

As long as you focus on areas with strong job growth and analyze the deal carefully, I think you will be in great shape. 

I have been exploring gigs and hustles to build capital in addition to my 9-5 towards a property, but the growth is not moving at the pace that I would like it to. 

Last, I would invest some capital in an investment with strong growth, so it could help replace the income you have at your job.

From what I read in The Economist, these Sun Belt regions often see steady population growth which can drive healthy rent appreciation.

Given it's location not far from the ports of Richmond and Oakland, and that the Chevron oil refinery is nearby as well, some of that is likely be driving the highest and best use assessment. chris in the deep south they turn the anchor store into a big church..  

He said even driving to pick up the rent check doesn't count (the driving part doesn't count), but picking up the check does (how long does that take?

We have the drive to achieve whatever we put our mind to, the skills to create a very unique and desirable space, and the finances to back up our investment.

Population growth, job diversity, and low DOM (days on market) are significant indicators.

Population and economic growth, strong tourism, proximity to other New England cities.