Homes are still selling fairly rapidly if priced right.  

If you are looking for units, Downtown Riverside area, Eastside (but it is hit and miss), University area (also hit and miss), Canyon Crest (hard to find), Ramona area, La Sierra, Arlanza (hit and miss).If you are looking to go outside of Riverside city, I would look at Perris, Perris is rapidly becoming a logistics hub with a large Amazon distribution center with several large name companies having the same in the area (Lowes, SEKO, Walgreens, Deckers, Ross, General Mills, Hanes, Wayfair, Starcrest, Home Depot, Clayton Homes. 

@Aaron Gordy condos also have not seen the rapid increase in value that SFR and MFR have so they remain reasonably priced.

I was originally planning on finding a multi family and renting it out. my goal for my first property to eventually pay for itself and maybe even have a slight positive monthly net income, but even then Multi families get bought out rapidly. the real estate agent Ive been working with recommended using a 203k to fix up a property and suggested doing a house flip with a single family. flipping wasn't my original plan but it seems possible, but I get worried about the monthly payments for the whole first year before I can sell it and my abliltiy to sell it with the market being unstable and possible crash coming.

Principal is paid down quickly, therefore freeing up equity at a more rapid pace. 

Keep in mind this business is all about details, so referencing or following the wrong statute(s) can be dangerous.

Market saturation and comparable property type(s) can also be responsible for lower revenue totals here on the Island.

The neighborhood is rapidly appreciating and the opposite side of the street has larger ranch homes built in the '60s, most are 3/2 with basements.

Besides, Oakland is changing rapidly due to gentrification in many areas, property values are increasing at an enormous rate. 

I work in the oil industry (not in the fields) and we are growing at a rapid pace.