cashflow properties in southern california

[Vince Rodriguez]

Hello people,

I am a new investor and looking to buy a property within the next 90 days in southern California. I have about 20k saved up and have a pre approval up to 450k using FHA.

I am finding it hard to find cash flow positive properties in these areas, i havent seen any properties fit the 1% rule and in general they all lose money, esp considering pmi and 3.5% down. I would like your expert opinion on this matter? thanks 

-Vince