When properly allocating for all expenses (cap ex/maintenance, PITI, etc) virtually all high LTV San Diego property has negative cash flow.  

This is an example of why statistics can be very misleading if you average apples and oranges.As an example of segment specific results vs metro averages, for the last 15 years, we've targeted a specific tenant pool, and the properties they are ready, willing, and able to rent.

I'd be in at least negative $500 to over $800  a month (without even doing an in depth analysis).

Just remember: most negative reviews are written by problematic tenants.

@Taylor DaschHey Taylor thanks for your response 👍 I have A couple questions for you I'm in tx looking at my first single family home for my first investment Trying to stay under 250k preferably around 200 but even then I've been looking and searching on MLS, zillow, realtor, running the numbers and hardly anything cashflows, I'm taking cap-Ex,vacancies,maintenance,management,taxes mortgage insurance since I'll be using fha, and I end up with either negative cashflow or at most 100 in cashflow, but there's hardly any homes!

I know perception of HOA are typically negative but don't forget HOA's typically cover big expenses including foundation, roof, exterior, ground maintenance, windows and sometimes utilities. 

In regards to that pro-forma, it looks like it's in the negative.

My team has a methodology to run screens on sub-tertiary markets -- Micropolitan Statistical Areas.The state with the most MSAs in our Top 20 (with 4)?

At first glance this looks very skinny.You could have a little more margin if you have value add opportunities such as rehab to move rents up a few hundred or you self manage, in which case you could pay yourself the management fee (keep in mind that you are locking yourself into low return if you remove this number from calculating because then you would never be able to hire a PM and still pay yourself if the number with PM included is low or negative).

It Negates having to do any maintenance yourself as well..Why isn’t this the better route to go, why isn’t this the default of most investors?