Giving up in SoCal, waving the white flag! Where else?

Prices are just so expensive here that nothing really seems to make sense for me to buy. You’d be lucky if you break even in terms of cash flow and cap rates are just above what my online CDs are giving me.

I want a duplex, triplex or 4plex with some cash flow.

I’m a real estate broker here in Los Angeles and even the “off market” deals that I encounter seem to not make so much sense.

Where else should I look? Am I just being obtuse and not seeing the deal? I’d consider out of state but just not familiar with anywhere else than SoCal.

Would love everyone’s thoughts!