Out of state market search

Orange County, California
Out of State Investing
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Out of state market search

Oswaldo Zamora
Member since 2025 · 15 posts · 20 votes

Good evening BP Community!

I’m thrilled to share that I’ve been able to save up some investment capital and am now actively searching for the right market to dive into!

Currently based in California, I’m on the hunt for a market that hits the sweet spot: meets the 1% rule, generates solid cash flow, and builds long-term equity. I know it’s a tall order—but I’m optimistic and eager to learn from this amazing community.

If you’ve got insights, recommendations, or experiences to share, I’d truly appreciate your guidance. Let’s connect and build wealth together!

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Dani Beit-Or
Investor · Irvine, CA · Member since 2009 · 261 posts · 183 votes
1y

Fellow OC resident here, happy to connect. 
As you know, the housing market in OC is not a viable option for investors.

What I look for when investing:
Strong population growth, strong schools, affordability, landlord-friendly laws, and often, favorable weather for year-round renting. 

Based on the above, for my clients, I focus on several markets, including Nashville, Kansas City, St. Louis, Birmingham...

I'm currently working with Florida developers in Ocala, Cape Coral & North Point as well. 

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  • Samantha Wakaruk
    Property Manager · Allentown, PA · Member since 2025 · 14 posts · 6 votes
    1y

    I highly recommend the Lehigh Valley, specifically, Allentown PA, or the outskirts. Steer clear of Easton PA, as the city itself is requiring a ton of expensive and unnecessary tests and reports to pass inspections. But Allentown you can still find investment properties that turn a profit quite quickly. It's a gem that many have only heard about from Billy Joel's song, and never thought to invest in that area. 

    0Reply
  • Kerry Noble JrPro Member
    Investor · Indianapolis, IN · Member since 2018 · 3k+ posts · 1k+ votes
    1y

    Central IN

    0Reply
  • Dani Beit-Or
    Investor · Irvine, CA · Member since 2009 · 261 posts · 183 votes
    1y

    Fellow OC resident here, happy to connect. 
    As you know, the housing market in OC is not a viable option for investors.

    What I look for when investing:
    Strong population growth, strong schools, affordability, landlord-friendly laws, and often, favorable weather for year-round renting. 

    Based on the above, for my clients, I focus on several markets, including Nashville, Kansas City, St. Louis, Birmingham...

    I'm currently working with Florida developers in Ocala, Cape Coral & North Point as well. 

    3Reply
  • Myrna Gourgy
    Nashville, TN · Member since 2018 · 36 posts · 23 votes
    1y

    Hey, welcome to the BP fam and congrats on stacking some capital. That’s a huge win, especially coming from California.

    You’re definitely not the only one looking for that sweet spot. I’ll be honest, hitting the 1 percent rule and getting strong appreciation in Nashville is getting harder, but there’s still room to make it work if you’re open to creative strategies.

    Nashville itself is pretty competitive right now. But surrounding areas like Clarksville, Columbia, and parts of Murfreesboro are worth checking out. They've got better entry prices and sometimes stronger cash flow. You might not hit 1 percent right away, but there are BRRRR-style or value-add opportunities that can get you closer.

    Middle Tennessee is still seeing a ton of growth. Jobs are strong, people are moving in every day, and long-term equity potential is real. Just gotta be a little more strategic than a few years ago.

    If you want to talk through specific submarkets or what’s working for other investors out here, I’m happy to share what I’m seeing.

    0Reply
  • Caleb Brown
    Real Estate Agent · Kansas City · Member since 2018 · 5k+ posts · 3k+ votes
    1y

    Happy to chat on KC, it can check those boxes

    0Reply
  • John WilliamsBusiness Member
    Property Manager · Clarksville, TN · Member since 2018 · 443 posts · 210 votes
    1y

    Check out Clarksville, TN!

    [email protected]931-272-3065
    Rent My Home - Property Management4.8214 Reviews
    WebsiteView Page
    0Reply
  • Debbie BurgettBusiness Member
    Real Estate Agent · KY · Member since 2025 · 17 posts · 6 votes
    1y

    Happy to talk about Red River Gorge in Kentucky if you are open to a short term rental option. We are definitely cash flowing and building equity here. 

    Debbie

    [email protected]
    Debbie Burgett
    WebsiteView Page
    0Reply
  • Luka Milicevic
    Real Estate Agent · Nashville, TN · Member since 2015 · 2k+ posts · 2k+ votes
    1y
    Quote from @Oswaldo Zamora:

    Good evening BP Community!

    I’m thrilled to share that I’ve been able to save up some investment capital and am now actively searching for the right market to dive into!

    Currently based in California, I’m on the hunt for a market that hits the sweet spot: meets the 1% rule, generates solid cash flow, and builds long-term equity. I know it’s a tall order—but I’m optimistic and eager to learn from this amazing community.

    If you’ve got insights, recommendations, or experiences to share, I’d truly appreciate your guidance. Let’s connect and build wealth together!


     If you have any specific questions about Nashville or Middle TN let me know. Not quite a 1% rule market anymore but plenty of other opportunities as well. 

    0Reply
  • Aristotle Kumpis
    Specialist · Long Beach, CA · Member since 2011 · 890 posts · 401 votes
    1y

    Midwest would be my suggestion. There are even brand new construction homes where builders are buying the interest rates down to 4-5%, which is very attractive. They won't hit your 1% rule, but nothing rarely does unless its in a bad area.

    0Reply
  • Andreas MuellerBusiness Member
    Real Estate Agent · Nashville, TN · Member since 2019 · 412 posts · 183 votes
    1y

    Nashville, Charlotte, Knoxville, Denver, Charleston, Vegas....go to a growth market. 

    THE Investor Agent and Management: For Investors by Investors
    WebsiteView Page
    0Reply
  • Tenzapa Wakombe
    Real Estate Agent · Nashville, TN · Member since 2025 · 126 posts · 62 votes
    1y

    Welcome to BiggerPockets and congrats on saving up your investment capital! The 1% rule is a great guideline to start with, though markets that consistently hit it can be rare these days.

    If you’re open to some outside-California markets, you might want to check out places like Tennessee, Texas, or parts of the Midwest—many investors are finding solid cash flow and equity growth there. Each market has its nuances, so definitely dig into local job growth, rental demand, and regulations.

    Excited to see where you land! Feel free to reach out if you want to chat about specific markets or strategies. Good luck!

    0Reply
  • Lindsay DavisBusiness Member
    Real Estate Broker · Birmingham, AL · Member since 2019 · 328 posts · 204 votes
    1y

    @Oswaldo Zamora,

    @Dani Beit-Or already pitched Birmingham, but that’s certainly not the only city in the state that can potentially meet the 1% rule and offer appreciation at the same time.

    A great place for a mix of both, in my opinion, is Huntsville—especially the suburbs and towns surrounding it. Little-known areas in northern Alabama like Arab (30 miles south of downtown Huntsville) and Cullman (about 55 miles southwest of Huntsville) have deals that meet the 1% rule.

    Plus, both markets feature growing populations, which is a tailwind for long-term appreciation.

    205-205-4118
    Spartan Invest4.8134 Reviews
    WebsiteView Page
    0Reply
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