I'd recommend the spread on the return and your ability to replace damaged items (local vs. not local, strength of your team) be the determining factors in that decision.

To do that, I need to (responsibly) use debt to accelerate growth.

I applaud you and your wife for thinking about this so early and your apparently great ability to save money for this next step! 

It is solid to look at deals that are off-market and know that the ability to buy it at a price and either hold it or sell it will be coming with less competition on the purchase and more upside.  

This gives you a more accurate view of the property's true cash flow and performance without relying on a large down payment to "force" good numbers.This is exactly what we do — help investors like you evaluate deals to ensure responsible purchases that lead to portfolio growth.

You need to pay attention to things like rental demand, upcoming developments, and overall area growth potential.

The macroeconomics here is booming - the tech sector growth keeps the population and job market growing and rental demand strong.

Also, having the ability to write offers, e-sign them and put together offer packages with all the forms you need....isn't that a value?

Think of it this way, for example...If your rent is $2000 but it is vacant for 2 months that means your effective growth income (EGI) for a year lease = $20,0000But if you lower it to $1900 & it sits vacant for only 1 month your EGI for a year lease = $20,900You can play with the rent numbers & how long you think it could remain vacant, but at the end of the day the most expensive route is vacancy.

Silicon Valley job growth in tech and manufacturing, low property taxes, and landlord friendly.