We then have them post a link to the video in a red bar at the top of their website.

Will you choose the blue pill or the red pill?

I currently own 5 doors in Southern California (2 duplexes and 1 single family) and I have 100K sitting in my bank account and I need to put it to work...Some of the ideas I’d had are to either leave my comfort zone (California) and buy something out of state...

This is a property in a flood zone (AE) 1st question: that will make or break it.

@Nick BowesYou basically answered your own questions" 40k in, 70k ARV, rent is $1200, so in 4 years you make all your money back and you will have no issue at all :))Why don't they buy it all if it is that easy and sound :))Most of these houses are in rough neighborhoods,and the houses usually need more than 15k in them.Also prices are up, It would have been okay 4-5 years ago, now you will be in the middle of war zone.

Check and see if your planning and zoning department posts a Vision of the future and that will help clue you in to where the current and future opportunities are.

As long as your rental is not in a quarantine zone you should be good.

My kids are still both under 5 so we still have time before settle down on a certain school zone but we do want to stick to certain area close to hubby’s work. 

Any overall tips on red flags to avoid while interviewing PMs I might have missed?

That would still make this a nearly 2% rule, which in today's market typically means war zone.