There are some deals in Los Angeles, San Diego, and, occasionally, Orange County, but the best "bang for the buck" is the Inland Empire (Riverside and San Bernardino Counties) and up in the high desert areas of Victorville and Apple Valley.Hope this helps.

And if you wouldn't mind sharing your VA info via private message I would appreciate it; I only have 6 rentals which are all currently rented so I don't think you would need to worry about the time the VA could spend occasionally helping me.

@Ashley Pimsner, We run into this occasionally. 

Now, as long as I check in occasionally to make sure expenses are going in the right category, I can easily total up certain types of expenses.

Occasionally..... we FB the owner.

There are occasional exceptions to this but not many.

I guess it can happen but as real estate goes I think this is by far the hardest thing to put together sustain and be profitable at.. other than a side hustle make some money occasionally if you darn lucky type thing.. folks I know that do this successfully spend probably 100 to 200k Minimum a year in mailers ALONE  and they have teams that door knock that get paid and Very robust back end systems.. etc etc.. this is a capital intensive business to do right.. 

Heck,  my friends were always hanging-out but i was able to hang out occasionally because i Had to work. 

I occasionally get Springfield leads.

My interests are single family and multi family rentals and I’m considering flipping occasionally for that shot of cash when needed.