Winning strategies for Southern CA in 2023

I just have a question for anyone active in SoCal; Are there any areas in southern/ central California where long term rentals cashflow, or is that impossible now with today's interest rates? Most of the deals I see the numbers don't quite add up, or break even at best. I've been told that the working strategy in SoCal is to break even after all expenses, and the appreciation and equity is where the money is made. Rather than other areas of the country where property might cashflow but not have as much appreciation. Is this true? Looking at 2-4 unit. Thanks for your help.