I just wrote up hot spots so the timing of your post is great. 

Draft the letter, let the attorney refine it, and they can give you the risks associated with your plan and hopefully keep you out of hot water.

Appreciation does also exist in Oakland, it just doesn't rise as fast as properties in hot markets like Mountain View or Palo Alto. 

Post Covid the market is just so hot I’m usually only able to get something fixed if it’s a terrible problem but nothing off the price.

Quote from @Tim Ryan: You are an experienced investor that found a few off-market home runs, probably back when the market wasn't as hot and there weren't as many new investors cashing out equity to invest in mid-west states.

This house only needed a full paint job, hot water heater and new flooring.

I’m getting ready to list for sale within next couple weeks, but I’m afraid once we start showings, potential buyers may pass once they notice how hot it gets.

This house only needed a full paint job, hot water heater and new flooring.

@Jeff G.If you only look at one meteric, look at Median household income.

The Charlotte market is definitely hot right now, however $50k would probably not be enough for a down payment unless you were doing a live in flip.