I was going to chime in with my recommendations but @BruceMay identified the same groups. 

What tools do you all use to identify if a property is in a "good area" and what is your threshold for that?

I've ran into a few snags (title issues, flakey sellers, poor disclosures (roof had a hole in it)) and lost time and money that could have been identified earlier in the process. 

There are close about 8,700 opportunity zones identified in the US, so it's hard to say whether every zone will see investment come in. 

On off the market listings if they identify them to you sellers want buyer(you) to pay for commission and they expect you list with them after fixing. 

I believe we can help you pick the best areas to invest in and identify how much rent you will be able to get from your Rental Units. 

I then identify this person in the lease, and everyone signs off on it. 

What I suspect is that there are routes to being successful investing in Inland Empire RE but I suspect it is not simply by investing in the cheap area and obtaining cash flow profits that would provide significant positive impact to a coastal So Cal investor finances (I do not see this path leading to financial independence unless you can be financially independent on a very small amount of money).I believe investing in san Diego can be profitable but it requires some effort to identify the correct purchase.  

How fast do you think you can identify a good deal?

Also, there are other potential claimants who must be identified through title and tax records searches and named in the complaint.