The areas south and also east of the Intel campus offer great areas with low crime, good schools, shopping, restaurants and newer homes.The newer homes will reduce your need to do major improvements for years on many of the properties.As a Broker and a Property Manager, we see many doing just what you are requesting and having long-term success.

The questions you ask indicate very low level of working knowledge in this space.

Below are my numbers.Purchase price: 80kDown Payment: 16kClosing costs: 2kAnticipated Rent: $1150ExpensesVacancy: $50 (some might say low, based on my experience, I think this is reasonable)Insurance: $20 (I have a separate umbrella)HOA: $197 (well run association with decent reserves)Repairs/Capex: $100 (I don't have a ton of experience, but I think this would be attainable.

I do have 2 SFR in the Inland Empire, but I got those ~6 years ago when prices were still low.

The problem is very low appreciation and valuations on IRR does not favor low appreciation areas.

I will share my data soon,  I hope my numbers are not too low,  and crappy,   I am looking for decent numbers, what is that number, I have no clue.     

My goals are to get more rentals so if it was me I would buy for low down, add value, refinance out my money and go buy more properties.

Most of the time a 5-10 year amortization the property will not cash flow after debt unless the loan to value is sufficiently low, which most borrowers are not looking for.

What specific areas have you seen to have fairly low vacancy rates?

you can hire lawyer or try anything but chances are very very low that you get any $$.