My wife and I own 8 properties with 28 tenants from Tracy to Riverbank. Most of the investors I work with focus on the Tracy, Lathrop, Manteca, Ripon, Salida & Riverbank areas for the best cash flow with around 25% down... Investment properties in Mountain House require at least 30-40% down to run a decent cash flow rent vs mortgage. However, if you are a complete cash investor, that changes the scenario a bit... Call me anytime to chat more about the investment opportunities between Mountain House and where I live in Ripon. Your Friend & Realtor, Henry Brooks.