There is no need to factor in attitude or personality in the business.

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

Which in turn will bring plenty of other investors and general business to the area. 

You might also meet someone that could be a potential business partner.

Keep your licensing and permits in order, manage all vendor relationships with contracts and adequate insurance, maintain adequate insurance on your end and more generally operate your business soundly.

@Gyn Samples an RV park is less of a real estate investment and more of a business investment.

I suggest SIMPLE IRA for a small business. 

Have they changed or is it still problematic site to do business on?

depends on what it is for. if its owner occupied loan then no, but if its a business purpose loan most states do not have usury for that type of loan.

Hoping things change🤞🏼I am involved in the community here and know first-hand the money and resources being thrown at minority-owned businesses from large local corporations as well as local community foundations.