Everyone says that out of state is the only way to make cashflow these days but I am actively investing in LA in small multifamily that cashflow and will appreciate, as they're in up and coming areas of the city.

I would much rather have the benefit of cash flow, forced equity through improvements, appreciation, and depreciation working for me. also have the ability to sell or cash out refi if I needed a large sum of money in the future.

Wholesaling is not my focus, so I really do not want to develop a team or system for this sort of endeavor.Any advice or suggestions would be appreciated.

If you are more concerned with building equity and buying appreciating assets, you can target some of the areas in Philly that are closer to the 1% rule with the thought of building up assets to borrow equity from.

Any insight provided would be greatly appreciated!

Are you taking the seller's stated CAP or are you digging deeper? 

Im on the west valley and prices are still out of this world. 400k for a decent home that rents for $2200.What Ive gathered is that these investors have/are in:Syndicates PartnershipsRefi their appreciating home to purchase another oneEither way, a lot of these people own a small percentage of that home and/or are very over leveraged

Columbus, Ohio is a great market to consider if you're leaning towards appreciation.

Hi, I am looking to get deeper on the real state as a way of living.

Thanks again to the Bigger Pockets fam I greatly appreciate it.