Sacramento is already shopped over by Bay Area investors trying to get better yields on their investment properties. You are not likely to find anything that will rent for 1 percent of your purchase price. Unless 50 percent of your annual rent divided by your all in cost is significantly greater than your mortgage rate, leverage does not help you.
People buying in the outer ring Bay Area suburbs and Sacramento for investment are betting on appreciation, not cash flow. They have cash that needs a home and are not making good investment decisions. Values have risen dramatically, pushed up by owner occupants that cannot afford Bay Area prices. These markets are the last to go up and the first to drop when the market turns.
You will find properties that are cash flowing investments in the midwest and parts of the south. Buying in most of those markets means trading appreciation for cash flow. Otherwise, you are better off piling up cash for the next big downturn.
ETA: If it's on the MLS in a strong seller's market, it's NOT a good deal.