I think it would be a bad idea to be an out of state landlord in those areas…My parents have rental prop in TX and with land being what it is in TX, they actually can’t sell and would have a loss…even though they have considered selling now.

Without Prop 13 like in CA, taxes keep going up so trying to be cash flow positive is a lot harder I think in TX.

As you prob know, prop tax in general is also much much higher in TX so any prop gains you have will be gone.

As for NV, I think there’s too much land there too…

Personally, I’d stick to smaller places in CA and try to cash flow…maybe pick places a bit off like Merced (weakest UC there) or maybe gentrification areas or put enough cash down that your monthly’s manageable/cash flowing.