I've found places like Fayetteville-Springdale-Roger AR, Lexington KY, and Bloomington IN that all have fantastic fundamentals and reasonable cap rates.

Strange things reproduce in Arkansas and move to Arizona.

Their end game is in 15 years the house in CA will be paid for.I know some other investors from Houston instead invest in Kentucky, Arkansas, Kansas, Missouri, Indiana, Michigan, and Ohio etc.

I'm in the Central AR area and we have nice cash flow here but the appreciation just isn't the best. 

Alabama, Arkansas, Ohio, parts of NC and TN 

Little Rock, Arkansas - 1,517 violent crimes per 100,000 5.

I am with Connected Investors and I am also a Realtor in Northwest Arkansas.

Had a plan checker tell me I can build 2 ADU's on a R-2 zone since it's multifamily. 

And hot off the press, just announced today in California:The coronavirus has officially launched California into a recession, and a potentially severe one that could last for several budget cycles, state lawmakers and financial experts say.Full story here: https://www.msn.com/en-us/money/markets/california-is-now-in-a-recession-that-could-last-years-state-fiscal-experts-say/ar-BB12Kwuy

IMO since nothing is accomplished here that the owner could not have done, like contacting an agent, seems the deal does nothing more than to allow the investor to step into the transaction by obtaining an option (in this case basically a net listing) tyhen arranging what is nothing more than a co-brokerage arrangement with an agent (I assume the agent gets something) and then after a buyer is located and the agents ar paid, the deal or contract is assigned back to the owner/seller.If it looks like a duck, quacks like a duck and walks like a duck....it's a duck!