Having said that, Kansas City and Indianapolis are two very good cash flow markets but you have to buy in the right areas.

A good property manager will make or break your investment more than the city.

It's much easier to find good rental homes in major cities where you can find decent homes for ~$80-$100k that follow the 1% rule for rent and can cashflow.

Next time, All repairs paid for by the buyer should be done through a fully funded escrow account with the owner signing off on the scope of work and city permits. 

Do I do this through the post office or the city?

A very experienced BRRRR strategist in the Kansas City area suggested him and I form a partnership.

@Dan Heuschele I think we are on the same page that even the rough parts of San Diego are mild compared to some of the larger cities, I just don't want people thinking Logan Heights is anything like some of those areas you mentioned.I feel pretty optimistic about the potential in the area, you should check out the San Diego City revitalization plan for Southeast San Diego if you want to see what might be in store for some of these areas. 

Prop 10, if passed, would allow cities to enact more rent control, it would not require it.

Most of the cities and towns you listed are mostly filled with single families, though.

While chatting with a friend today they brought my attention to discussions currently happening in the Oakland City Council that would be of interest to all of us with small multi-family properties in Oakland.