$150/month is nothing… and given your closing costs of say $16,000 if you sell, it would take 8+ years to recover that $16,000 at $150 per month.  

I have help with the 10% and closing costs.

This mistake has cost me a boat load of money.

I hope this is easy enough to read but if it isn't, I can likely link the Google Sheet.

Currently I hold a few rental properties in California, but I am looking to expand out of state mainly because of the cost to acquire new properties in California has made it difficult to grow here.

@Imdhadur RahmanAre you looking for straight purchasing at 90LTV or fix and flip purchasing at 90% of the purchase price and 100% rehab costs? 

There’s an observed increase in sales volumes and a moderate appreciation in house prices, coupled with a significant interest in affordable housing in the search data.Opt for cost-effective updates that improve structural integrity and aesthetic appeal, such as new fixtures, fresh paint, and updated kitchens and bathrooms.

Closing costs, title insurance, appraisal, and recording fees etc.  

Buying a property in Los Angeles with a bad tenant is very costly and time consuming. 

I assume the lease also has costs you can charge back to remove the materials from the property as well.