We sold a few houses in Riverside Heights for peanuts right before Ulele and Waterworks Park showed up.

We just went through something very similar with our first flip which was in Riverside, CA (we live in the San Diego area).

I had a property right near Riverside that I ran as a Airbnb that KILLED it. 

It is not far from riverside but our price point is more extreme.  

then you have Alec Baldwin and his company at Glen Garry Glen Ross sell the lots sight unseen to the thousands of folks from  WI IL MI and other nothern cities with the dream of retiring on them..

Basically when you compare Cleveland to Riverside, California most every Cleveland deal will look amazing to you on paper.

We own over 50 apartments in the glens falls area and Jim is our go to for all apartment insurance needs.

And a majority of the parcels being bought are in rural subdivisions that never fully built out they were retirement projects.. think of the movie Glen Gary Glen Ross. 

Primarily Riverside county.  

The historic districts of Riverside/Avondale/San Marco have great flip options, but you have to deal with the issues of rehabbing in historic zones.