Brent, I would strongly incourage you to look outside of CA. I grew up in San Diego, lived in Orange, Simi Valley, Bakersfield, Petaluma, San Jose, and Sonoma. I've been all over the state, and it's a great place. However, there are coming infrastructure problems that may cause you to be on the hook for the financial burdens that might make a huge difference in your way of life.
I have property in NM, CO, TX, and still some in CA. I live most of the time in TX, but also spend a lot more time in northern NM.
As for being in a flood plain, is it defined by the FEMA people? Because, they have the craziest flood plain maps in the world. I have a home at 6500' on a hill and FEMA says it's in the 100 year flood plain. Are they kidding? Anyway, take a look at some historical records about actual flood or water damage. Also, if you have a couple of tractors, you can build yourself a mound for the structure, or even put it on piers(except the shop).
Anyway, keep looking and widen your horizon outside CA. I think you'll be shocked there are other nice places in the country.
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Today's Featured Article - An Old-Time Tractor Demonstration - by Kim Pratt. Sam was born in rural Kansas in 1926. His dad was a hard-working farmer and the children worked hard everyday to help ends meet. In the rural area he grew up in, the highlight of the week was Saturday when many people took a break from their work to go to town. It was on one such Saturday in the early 1940's when Sam was 16 years old that he ended up in Dennison, Kansas to watch a demonstration of a new tractor being put on by a local dealer. It was an Allis-Chalmers tractor dealership,
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