Install will be a whole new HVAC system with new ducts etc...I am upgrading from a window air conditioning unit.

Yes, the BP community has given me a warm welcome with a plethora of valuable responses that I'm hoping I don't let go to waste :)I'm certainly not opposed to investing in a CA market, specifically the greater LA area given I've spent my whole life here, however, as you stated, the prices are a bit crazy right now, and I'm looking for greater COC returns which aren't readily attainable in most CA markets.

I would assume that most everyone here is at least familiar with Scott Trench's Set for Life, but if not, simply put it is broken into three different phases of achieving financial freedom.

Consider what you do for work, and how far you would be driving to get to those locations. if you are working in LA, driving from Palm Desert daily could allow you to cash flow, but your quality of life can be destroyed.

I am always watching rents in the area though, frequently looking at trulia/padmapper/apartments.com/zumper/craigslist ads and snap a photo of every "for rent" sign I see to call up and find out.There is a lot more variation than simply how many bedrooms a place has and where in the city it is located in, property condition, layout, density, and the environment around it factors into the price a lot, and rentometer doesn't give you much insight into that.

Luckily, my wife works for a company t5hat makes eyewear, so I get it pretty cheap.Hopefully your father will heal quickly and be able to live a regular life. 

I'd love to buy you a coffee and learn about your life and work and hopefully find a way  to work together. 

It's fairly simple....ask the wholesaler to show you the purchase contract they have with the seller so you can review the terms/conditions that they agreed to in it. 

6 bedroom, 2 bathList-199,900Current rents-1050Taxes- 7200/yearPITI-1750Great condition and newly remodeled bathrooms,bedrooms and kitchen. 

Obviously, I want to make money, but not so I can live a lavish life with designer clothes or luxury cars.