Well, I know it's in the opposite direction of where you want to be, but the place we're looking at/hoping for is between Merced & Atwater out in the sticks, near where Castle AFB used to be. Since you are in Modesto, you may be familiar with the general vicinity. We're looking to rent & the place we found just happens to be through a friend, but if you're looking to buy, there are really inexpensive places in the sticks out in that area. Something worth thinking about.
For the record, you couldn't PAY ME to live in town in either Merced OR Atwater.