Mike and Jay are heavily invested in other markets as well and are valuable resources.

I did a quick search and in LA seems like the starting price is around $500K, even though I saw a few in the $400K range, assuming they are in not so great areas.Even though cap rates are not heavily used for 4-plexes, keep in mind that overall the cap rates will not be very high.

I work heavily with investors in Central and Southern CA areas and would like to be of assistance to yourselves.  

@Angela Fisher as Alan have said you'd have to limit yourselves to pretty gritty areas or heavily distressed property.  

Haha yeah ROI applies heavily in both fields

We invest heavily in downtown Allentown.

OTOH, I know Bakersfield is heavily driven by oil.

It's economy is heavily based on the oil industry so small fluctuations can have a ripple effect on jobs and housing.Suggested Strategy:You would be wise to diversify into better markets where cash flow is driving your investment decisions.

Patience and education (not heavily financed) are virtues.  

I was initially heavily committed to traditional investing.