As Brewerytown/Point breeze becomes too expensive, where to next?

[Jimmy O'Connor]

The "Hot/Up and Coming Neighborhoods" like Point Breeze and Brewerytown have quickly become over inflated with the resale value, often times from wholesalers selling to wholesalers who then eventually sell it to an investor.  Since new investors do not know any better and are going off of the neighborhood hype, they verify  these prices and get slammed into deals they should not be in.  This unfortunately ruins it for the rest of my investors who still would like to make a pretty penny in promising/developing neighborhoods.

I have seen many of my seasoned investors start to migrate to properties in Germantown and the outskirts of U-City as well as Grays Ferry as that neighborhood has experienced the trickle gentrification from Point Breeze the same way that Port Richmond has felt the benefits of Fishtown/East Kenzo. 

Does anyone have data that would possibly back up disprove my personal experience with my investors? 

I am always looking for the crystal ball play for my investors as the market is starting to shift and the need to buy and hold will become a more and more effective strategy and prefer to make my statements data driven not intuition.