Best Buy and Hold Markets on the West Coast

My wife and I are looking to buy our first investment property with our business partner.  All three of us live in California and think it best to invest somewhere close to where we live because it's our first property and we'd like to be able to drive there in case of emergency.  What are the best buy and hold markets with good cash flow on the west coast?  We'd also be open to Arizona, and Nevada, and we're looking for properties under $100,000.  Any suggestions of places to research?