“This is why the less desirable areas go down first. The more desirable areas only APPEAR to be “immune”. When, in reality, they are just lagging the less desirable areas.”

I think LA is more guilty of this right now than anywhere in So Cal. Good insight about the encroach starting out in the boonies. I agree that what is occurring in the Inland Empire right now is a very ominous sign for LA/OC. We are just starting to see the layers of denial begin to crack in the desirable areas.