Advice on finding mentor? SoCal RE Investing

Los Angeles, California
Starting Out
2moFollow

Advice on finding mentor? SoCal RE Investing

Callaghan Swearengen
Member since 2023 · 6 posts · 6 votes

I'm a property manager in West Los Angeles looking to get into the game. I'm slowly underwriting deals but I'm not certain which market to begin in. I work and manage in West Hollywood & Los Angeles. The laws here are brutal (I know firsthand). I'm considering more landlord-friendly markets within California (and preferably driving distance). I'm hoping to get some guidance and accountability in my corner. Please feel free to share suggestions and experiences. Thanks!

3Reply
574 views

Most Popular Reply

Nicholas L.Pro Member
Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
2mo

@Callaghan Swearengen

Hi Callaghan.  I'd go to meetups and network.  Go to as many as you can.  Ask questions, get business cards, talk strategies.  If you can't find one you like start your own with other Callaghans.

And I like that you're looking within driving distance so that you can be in-person and hands-on.  Many CA investors immediately assume they should purchase something in the midwest solely because of the lower price point... and then they immediately lose money on it.

I hope this helps.  I'd be happy to connect if you have any more questions.  I'm on here to help new investors not lose money.

4Reply
See this reply in the discussion

12 Replies

Jump to latestLatest
  • Nicholas L.Pro Member
    Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
    2mo

    @Callaghan Swearengen

    Hi Callaghan.  I'd go to meetups and network.  Go to as many as you can.  Ask questions, get business cards, talk strategies.  If you can't find one you like start your own with other Callaghans.

    And I like that you're looking within driving distance so that you can be in-person and hands-on.  Many CA investors immediately assume they should purchase something in the midwest solely because of the lower price point... and then they immediately lose money on it.

    I hope this helps.  I'd be happy to connect if you have any more questions.  I'm on here to help new investors not lose money.

    4Reply
  • Ashish AcharyaBusiness Member
    CPA, CFP®, PFS · Sarasota, FL · Member since 2017 · 5k+ posts · 3k+ votes
    2mo

    Callaghan, since you’re already managing property in West LA, you actually have a useful head start. You already see what tenants complain about, what repairs cost, which owners run properties well, and where operations break down.

    If you're trying to stay in California and within driving distance, I'd start by narrowing the strategy before narrowing the market. Decide whether you want long-term rentals, small multifamily, value-add, or something else, then compare a few markets using the same assumptions for rent, taxes, insurance, vacancy, repairs, CapEx, management, and realistic appreciation.

    I also would not rush into buying just because you find a mentor. The best mentor should challenge your underwriting and help you identify blind spots, not push you into a market simply because that’s where they invest.

    The tax side could be especially interesting in your case because property management is already part of your career. If you eventually qualify as a real estate professional and materially participate in your rental activities, rental losses may potentially be treated as nonpassive and offset other nonpassive income. That can make depreciation and cost segregation much more valuable.

    So if you play the tax side correctly, there may be an opportunity for depreciation from your rental portfolio to significantly reduce the taxable income from your property-management business. I just would not assume that happens automatically. Your hours, material participation, property structure, and passive-loss position all need to support it.

    And I would not create multiple LLCs just because you're getting started. An LLC can help with liability and ownership, but it does not automatically create rental tax savings.

    Happy to connect!

    [email protected]941-914-7779
    INVESTOR FRIENDLY CPA®4.9242 Reviews
    WebsiteView Page
    TaxMD® | Tax Planning Software
    WebsiteView Page
    0Reply
  • Jimmy LieuBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
    2mo
    Quote from @Callaghan Swearengen:

    I'm a property manager in West Los Angeles looking to get into the game. I'm slowly underwriting deals but I'm not certain which market to begin in. I work and manage in West Hollywood & Los Angeles. The laws here are brutal (I know firsthand). I'm considering more landlord-friendly markets within California (and preferably driving distance). I'm hoping to get some guidance and accountability in my corner. Please feel free to share suggestions and experiences. Thanks!

    Glad you found this forum! If driving distance is a priority, I’d start by comparing markets outside the heavier rent-control areas and really dig into the city-level rules, because California can vary quite a bit locally. That said, I wouldn’t limit the search to California just because it’s close. I originally moved from Portland to Columbus in 2020 for similar reasons and ended up building my rental portfolio here. Columbus has been a good buy-and-hold market because you can still find properties around the $120k–$180k range where the numbers can get close to or exceed the 1% rule, while Ohio is generally much more landlord-friendly. One example I’ve seen was a house purchased around $120k that rents for $1,550/month. There’s also a diverse employment base and continued investment from major employers, which helps support long-term rental demand. Since you already manage properties professionally, managing remotely may be less intimidating for you than for most first-time investors. I’d underwrite 2–3 markets side by side and let the numbers and local laws narrow it down. Happy to connect and answer any questions you have!



    [email protected]614-300-7535
    Jimmy Lieu, Red 1 Realty4.9122 Reviews
    WebsiteView Page
    0Reply
  • Garret Rumbea
    Inland Empire, CA · Member since 2017 · 151 posts · 79 votes
    2mo

    Hey  @Callaghan Swearengen I'm based near Temecula, and my partners out in the beach cities. We invest in larger multifamily out of state. Always try to connect with locals if you're open to it

    0Reply
  • Wale LawalBusiness Member
    Real Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
    2mo

    @Callaghan Swearengen

    You have a head start on other beginners since you can relate to the local management problems firsthand. I would focus on markets that are within an hour or two’s driving distance where rents make the numbers work and landlord laws are easier, choosing one and mastering it.

    Good luck!

    [email protected]832-776-9582Podcast Guest on Show #469
    NETWORTH BUILDERS5236 Reviews
    WebsiteView Page
    1Reply
  • Jordan Mendler
    Investor · Los Angeles, CA · Member since 2022 · 15 posts · 9 votes
    2mo

    I am from LA too and think lots of people around here aren't familiar with how bad LA is for landlords. I know a lot of local investors are moving out of state. That is not to say that all out of state markets are good -- there is a lot of complexity in every market. I suggest you pick a few markets and try to learn them really well. Go visit them a few times to get a feel for the city. What is going on there, what are the market dynamics, what areas are good and bad, etc.

    Another question is how much capital you have or have access too. California is insanely expensive which is another very high barrier to entry.

    With all that said, the demand in LA is sky-high which is something you won't see in other markets. I tied up a deal in Yuma and after 3 months I couldn't get a single tenant, so decided to pass. In contrast, I own some industrial property in LA County (Lancaster), and whenever space goes vacant we can usually fill it up within a month. So again, lots of differences.

    If you'd like to chat some more, feel free to DM me and we can grab a beer or coffee some time.

    2Reply
    • Callaghan Swearengen
      OP
      Member since 2023 · 6 posts · 6 votes
      2mo

      @Jordan Mendler hey Jordan, appreciate the input. When you say you tied up a property for 3 months while looking for a tenant, do you mean you had it under contract and were actively renting it simultaneously? How were you able to do this and what was the property? Appreciate it and would be down to chat more.

      0Reply
  • Ken M.
    Investor · Get yourself trained before doing something inadvisable. · Member since 2024 · 3k+ posts · 1k+ votes
    2mo
    Quote from @Callaghan Swearengen:

    I'm a property manager in West Los Angeles looking to get into the game. I'm slowly underwriting deals but I'm not certain which market to begin in. I work and manage in West Hollywood & Los Angeles. The laws here are brutal (I know firsthand). I'm considering more landlord-friendly markets within California (and preferably driving distance). I'm hoping to get some guidance and accountability in my corner. Please feel free to share suggestions and experiences. Thanks!

    My California people invest in tenant friendly Arizona. Nevada is fine too.
    1Reply
    • Ken M.
      Investor · Get yourself trained before doing something inadvisable. · Member since 2024 · 3k+ posts · 1k+ votes
      2mo
      Quote from @Ken M.:
      Quote from @Callaghan Swearengen:

      I'm a property manager in West Los Angeles looking to get into the game. I'm slowly underwriting deals but I'm not certain which market to begin in. I work and manage in West Hollywood & Los Angeles. The laws here are brutal (I know firsthand). I'm considering more landlord-friendly markets within California (and preferably driving distance). I'm hoping to get some guidance and accountability in my corner. Please feel free to share suggestions and experiences. Thanks!

      My California people invest in tenant friendly Arizona. Nevada is fine too.

      Correction: 

      My California people invest in tenant Landlord friendly Arizona. Nevada is fine too.

      They are trying to get back to realistic places, of which California is not. ;-)


      0Reply
  • Marquise Jackson
    Wholesaler · Los Angeles Orange County Inland Empire (Riverside San Bernardino) Northern California, Atlanta · Member since 2026 · 17 posts · 1 vote
    4w

    For SoCal, I’d suggest attending local meetups, contributing consistently in market-specific forums, and asking experienced investors focused questions about underwriting and due diligence. That tends to build stronger relationships than a broad mentorship request.

    0Reply
  • Alev Sharma
    Woodland Hills, Los Angeles County · Member since 2026 · 17 posts · 4 votes
    3w

    Callaghan, your property management background is the best mentorship currency you have. Most active investors are short on time, not advice, so the fastest way to get someone experienced in your corner is to offer something useful: help walking a property, a rent survey, a second opinion on a rehab scope or a tenant situation. People invest in the folks who show up and help.

    On the market question, if you want to stay within driving distance of West LA, these are the areas I see LA-based investors most often comparing:

    - Antelope Valley (Lancaster, Palmdale): lower entry prices, newer housing stock in many tracts, about an hour-plus from the Westside.

    - Inland Empire (Riverside, San Bernardino, and the cities in between): wide range of price points and a lot of 2-4 unit inventory.

    - Ventura County (Oxnard, Ventura): closer to coastal prices, but often less competition than LA proper.

    - Bakersfield: the furthest of the group, but the numbers tend to look the most like a traditional rental.

    Rules really do vary city by city in California, even inside the same county, so check the specific city and the year built of every property before you underwrite it.

    To pick one, I'd run the same 10 to 20 properties' worth of numbers in two or three of those areas using identical assumptions, then spend a few weekends driving them. We run Cash Home Buyers CA in Woodland Hills, and the local investors we work with who do best usually picked one area and learned it deeply instead of chasing the best spreadsheet.

    Good luck, you're starting from a stronger spot than you think.

    0Reply
  • Scott ScovilleBusiness Member
    Real Estate Agent · Sacramento, CA · Member since 2019 · 502 posts · 276 votes
    2w

    I’m an investor-friendly agent in Sacramento and I invest here personally. A big part of what I do is mentor newer investors through their first deals, from running the numbers to building their team, so this is a topic I love.

    Wherever you’re investing, a few things make a huge difference when you’re starting out:

    • Pick a strategy before you pick a property. Long-term rentals, house hacking, BRRRR, and flips each call for different neighborhoods, price points, and financing.

    • Talk to a lender early. Knowing your real buying power and loan options keeps you from chasing deals that don’t fit.

    • Run the numbers conservatively. Budget for vacancy, repairs, capital expenses, and property management, even if you plan to self-manage. If a deal only works in a best-case scenario, it doesn’t work.

    • Build your team. An investor-friendly agent, a lender, a contractor, and a property manager in your market will save you more money than they cost.

    • Learn your market’s rules. Rent control, landlord-tenant laws, and short-term rental regulations vary a lot from city to city.

    • Start with a deal you can survive. Your first property doesn’t need to be a home run. It needs to teach you the process without putting you at risk.

    Happy to answer any follow-up questions here. And if you’re ever looking at Sacramento, feel free to reach out. I’m always glad to help new investors get started. Good luck!

    [email protected]415-933-2202
    Scoville Realty & Investments LLC
    WebsiteView Page
    0Reply
Join the conversationCreate a free account to reply, vote on answers and follow this thread.
Log InJoin for Free