Quit my Corporate job, now self-employed and ready to start REI

[Anthony Dang]

I am 31, I just got married 4 months ago so no kid just yet. I own my primary residence in Orange County California and 1 rental property with positive cashflow in Palm Spring. 

I am a mortgage professional who just recently quit working for corporate (Loandepot) and become basically self-employed with a local broker office. 

And I really want to expand my path to real estate investment.

My savings isn't amazing so I only have about $50,000 cash.

I would like to keep local (within an hour drive) of where I live however homes here are quite expensive.

Therefore, I am thinking about investment out of state.

What do you suggest? Which state is the best for rental property with moderate risk and with good return?

I am looking for a mentor or someone to JV with to get thing started.

Thank you guys. Happy holiday :)