The only thing I can put my finger on that would reverse the trend is a non-proportional increase in rent appreciation compared to a slower value appreciation.  

Yes, please search, my finger tips are numb and it's because people don't try to find their answers.  

Thats a hard bill to fill unless you have your finger on the pulse of the area  and you are there first and a cash buyer .  

Fingers crossed haha.

Maybe this path will eventually lead me back to California (fingers crossed).

We are currently waiting to close on another property using a traditional conventional loan this Friday (fingers crossed, this is our first investment property so its really exciting).  

The offers I've written on several REOs aren't even enough at list price, and I see many of them sell for several thousand dollars over list price (I have one out right now where I'm $5,500 over, and I hardly think I'll get it - fingers crossed). 

I've reached out to asset protection attorneys in my area, but good luck getting them to call you back.Maybe I'll just cross my fingers and move on with my single-member LLCs...

P.S. i think your "mother/sister" grumpy mentor K.Marie Poe managed to step the wrong toe-fingers....she is Account unknown now....Pitty, i liked her posts/advices as a novice investor

You could even make a hundred bucks or so by selling on craigslist but if you put it on there for free I bet you could have it gone by the weekend without lifting a finger.