I like better rewards on shorter timeline, that said, i believe your best bet is outskirts in LA, a 2-3 hr drive to buy something and rent them off.

Is the not so desirable area safe? 

However, after that ordeal I decided I should probably stick to investing with in a days drive or a quick flight.

I spent the other day driving to look at properties, I'm a little spooked by all of the new apartments being built!

On move out day everything that is left in the home (including the people) can  be removed. at first when I would drive these rental areas I would say to whoever I am with.. this looks like our neighborhood on Saturday look at these people setting up for garage sales.. and then I would think they sure are sloppy with all the stuff they want to sell piled on the lawn or on the curb.. then I was informed those are forced move outs and the lovely tenants just leave their stuff there and off they go..  

As you drive around Portland keep an eye out for investors, signs of investors marketing for leads, or if you spot what you think is an investor's rehab check it out and ask the tradesmen working there. 

Was also told from an accomplished RE friend to always stay close (w/in 45 min drive) as something will always go wrong and when things (economy, etc) turn bad, then you as the Property Mngr’s client will take a backseat to their priorities.

i drive an oil truck on occasion for a buddy of mine .

We are close enough, we can go down there if we need to, but definately don't want to drive there for each new renter/vacancy!  

Other then that you can look out of state, door knock, drive for dollars, and wholesale.