Then you are looking at multi units maybe 2-4 units in a price range of $350-400k.

@Michael CabañaCapital gains tax does not normally reach 40%Federal capital gains tax rates range are either 0%, 15% or 20%There is potentially another 3.8% NIIT for those who are high income earnersCalifornia's tax rates range from 0% to 13.3%The options normally to avoid/defer taxes are 121 exclusion, 1031 exchange or QOFBest of luck

We have half dozen buy and holds in Memphis, all purchased for in the $30k range or under.

Bumping up to the $115K-$140K price range would result in plenty more options in all the previously mentioned areas.Have any of the deals brought to you been off-market, or are they all straight from the MLS?

. $500 - $2000 is a range.

See the image below.The minimum property selection criteria:Reasonable maintenance costType: Condo, high rise, single-family, multi-family, etc.Price Range - You must be able to profitability rent the property within the target tenant pool's rent range.Location - Where the target tenant pool wants to live.Configuration: For example, >2,000SF, two bedrooms, three-car garage, large back yard, single-story, two stories, etc.Wants - Tenant pool specific property features.

The object of the game is to reduce/eliminate your cost as low as possible while maintaining positive CF, and let your tenant pay for the rest from the rent. 

You can creates lists for properties that were on the market and then cancelled and you can include in your filter several different ranges of dates.You can filter for foreclosures, probates, short sales, etc..

Obviously, much of the following is dependent on the individual, but non-owner occupied investments can be in the 3-4% range (this rate can even go lower if it is owner occupied!)

So basically as long as I hit these metrics and my next investment return is net higher than the 2.75% on the loan, I cashflow a couple hundred per door, and I stay in my CoC goal range it’s a win?