I am on the east coast and I have spent anywhere from $500 for general shrub and overgrowth removal and mulch to complete new beds and sod with irrigation up to $20k.

We're in the midst of our due diligence on some land that includes Wetlands on the upper Texas Coast near Galveston, TX. 

That being said, Cypress Hills, East New York, East Flatbush and parts of Western Queens that border Brooklyn (Ozone Park, Woodhaven) are some recommendations I have for beginning your search.Best of luck to you on your journey!

I'm in the central coast and it seems as the costs are simply too expensive to make the numbers work.

Then the scammer lowers the rent and offers to send keys in exchange for a deposit sent by untraceable Western Union wire.

I've also written several detailed blog posts on the process and what is involved in making it happen.My personal experience here in Western PA on two projects that I considered working on as an approved contractor and also my numerous interactions with 203k-approved contractors and investors who have tried to work with the program is that the bulk of contractors in my area come to this kind of work expecting to charge what I would call "high-premium" prices for their work and to recommend, occasionally with an expected financial understanding with the 203k consultant (kickback), the widest possible scope of work on projects to renovate the house.

While the appreciation is not like the coasts, there still is positive organic appreciation.

I recommend also considering Western MA, Upstate NY, and Eastern PA.

My plan is to retire early in 2023 and move to the gulf coast side of Florida.

Bay area may not cash flow day one but over time it does and it does massively and appreciation followssame with most of the west coast.. investor are too impatient were they want cash flow day one..