Los Angeles Housing Market

25 years old.
TC: ~330k. Base: 190k, $440k/4yrs RSUs, 80k signon
TC additional: 28 hrs/week @ $70/hr (parttime hourly job)
House Target Price: ~$1mil?

Job is fully remote forever.

I’m looking around SFV (Burbank, Glendale), SGV (Arcadia, Monrovia, Pasadena), OC (Anaheim, Orange, Tustin, Irvine), and Santa Clarita/North Hills/Chatsworth areas.

Goal: Live in this house myself and also maybe rent out a room (get a roommate). Looking for house with pool ideally and cleaner areas with less homelessness.

Are any of these areas a better investment than others? Any recommendations? Is it easier finding a roommate in certain areas vs others?

I’m not considering westside since I don’t think I can find a decent house for $1mil in that area. Ideally I would go to Irvine, but it’s hard finding house with pool for $1mil in Irvine as well.

Comments greatly, greatly appreciated please!