Now, I have certainly heard that painting treated wood is not ideal.  

Focusing on the economics of the area as you described- increasing rents and new inventory into the market- your property is primed to be an ideal long-term hold.

I deal with them all the time", so with that said, I will study them more before I jump in.

Hi,I'm looking to get an understanding of some of the locations in LA County and Ventura county. Are there any areas that you would recommend staying away from, and why?I am interested in the following, and plan to dr...

Areas with known reputable property management companies wth references are obviously ideal areas to start looking. 

I am certainly willing to sign a long-term lease, especially in an ideal location.

Ideally without loosing your income.The company should be able to get where you are coming from.  

Ideally, I'd like to get the first deal by sometime this summer and flip it by sometime in the fall.  

I deal with risk mitigation all day long, and EXPERIENCE is by far the best mitigator!!

My predicament comes from the situation of living in one of if not the most overpriced real estate markets in the world right now.My goal in joining this forum and building relationships with the people on this site is to navigate this difficult real estate market in order to advance my financial situation to better the life of my family.I understand allot to starting in this game is taking action and not sitting back on the fence but I find myself in an area that doesn't allow for an ideal return on equity as far as real estate investing for flipping/renting for positive cashflow.I look forward to having productive conversations with the fine people here on biggerpockets forum in hopes of helping other people succeed while succeeding myself in the ever changing world of real estate.Cheers,Matt Bouwman