When I mention 20% annual appreciation in west coast (Silicon Valley) a financial planner, two other CPAs all felt they can do better with less emotion and pains attached. 

LOL, and before Detroit can catch it's breath the autonomous and EV big boy's begin doing deep dives while China is on their knees and Silicon Valley is looking like a bunch of jokers who fell asleep in the sun.

They wet sand the entire refinishing area and then acid etch it as well which would remove the paint build up, and then they spray it with an epoxy type paint which sticks to just about everything except silicone caulking.

I work in Silicon Valley and make well into the maximum tax bracket.

Yet, there is an investor finding 3-4 deals in Silicon Valley within days off market. 

Always there is something happing in Miami from soccer, fashion, Boat, Formula 1, the new silicon valley.Good Luck, 

So I was putting $300k/yr Silicon Valley software engineers into this "low income" program on 2-4 unit properties, since like 80% of Oakland, etc, was "low income" census tracts. :)As of now, the borrower must be low income relative to that census tract.

:giggle: They were saying the same things about Silicon Valley in the '70s - - and while there were some MINOR fluctuation, the Sky Never Fell In - - and if you look currently and read how difficult members are finding the Bay Area today, it's still has not.To see RE markets 'collapse', we would need 10x 2008 problems, major foreclosures(HUGE RE inventroies), major job losses in multiple industries, and basically, a second incarnation of the  Great Depression.

I was lucky enough to get something that cash flows in the South Bay (Gardena) earlier this year, and there are single families here and there in Hawthorne and Lawndale that need some work but would cash flow well once you've done some rehab, and as you may know, with Space X, Silicon Beach etc, I think the areas are great long term.

With the exception of Silicon Valley your worry about: @Jay Hinrichs  "Vis a vi how many residence's the economy can support.. or how many folks the government can support via welfare programs." applies to major parts of CA as well.LA's Section 8 people are getting a subsidy approaching  $2000.00 When will the productive people (Atlas) Shrug?