Cash buyers in Riverside, San Bernardino, LA & Orange County - what's your buy box?

Question

Looking to connect with active cash buyers and investor-buyers across Southern California — Riverside, San Bernardino, Los Angeles, Orange, San Diego, Ventura, and Kern counties.

If you are buying right now, drop your buy box in the thread: property types, target areas/submarkets, price range, condition/rehab appetite, flip vs hold, and how you typically fund.

Wholesalers and local investors welcome to share what criteria you see closing most consistently in the IE and broader SoCal. Keeping this practical and criteria-focused.

James Jones · Answer

Not your market - I buy in Memphis - but here's what a buy box that gets me to move looks like, since you're collecting them:

3BR+ single-family, all-in under $100K, rents $1,395-$1,950 through Section 8, clears the 1% rule. ZIPs: 38109, 38111, 38112, 38114, 38116, 38117, 38118, 38122, 38128. Needs to appraise $180K-$265K after rehab for the DSCR refi at 70-80% LTV. Bonus if it's a 2/1 that converts to a 3/1.

And the part wholesalers care about: I never put earnest money down, and I close fast when the numbers fit. The buy box is only half of it - the other half is a buyer who doesn't renegotiate after the inspection.

The wholesalers who get my repeat business send deals that fit the box exactly, priced so the 1% rule works. Everything else is noise. Across 236 properties, deal flow is the real bottleneck - make it easy for your buyers to say yes.

Marquise Jackson · Answer

Thanks for sharing your buy box, Dan. I’ll keep an eye out for San Diego holds near your geography—especially value-add/house-hack quads and duplexes. When a deal fits, how do you usually show proof of funds or pre-approval? And have you closed a purchase in the last 12 months (a rough count/type is fine)? Feel free to reply here with those details.

Dan H. · Answer

San Diego below market. Bonus if assumable financing.

• beginner value add house hack quad ideally not far north south of hwy 8, no more west than La mesa.
• Coastal mf that allows STR by right (so not mission beach). Bonus if value add.
• Quad value add in class b area (my cousin snider smaller duplex)

beginner value add house hack quad ideally not far north south of hwy 8, no more west than La mesa.

Coastal mf that allows STR by right (so not mission beach). Bonus if value add.

Quad value add in class b area (my cousin snider smaller duplex)

Price range flexible. Prefer value add. All these are holds as son just closed on flip acquisition on Sept 30.. self fund via asset leveraged loan. Can likely close as fast as anyone.

In 6 months, may be looking for another flip opportunity.

Marquise Jackson · Answer

Thanks, Dan—clear criteria. For the coastal multifamily, are you targeting a particular unit count or minimum yield, and should I read “San Diego below market” as San Diego County only?

Marquise Jackson · Answer

Hi Hunter, thanks for jumping in. Could you share your buy box? Specifically the areas you buy in, price range, property types, whether you flip or hold, and how fast you can close. Also, if you can, what you've closed on in the last 12 months and how you'd show proof of funds. Once I have that I can keep an eye out for deals that fit.

Cash buyers in Riverside, San Bernardino, LA & Orange County - what's your buy box?

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