I see what looks to be a good deal of a home that is on the edge of a trendy neighborhood.

They do things like use comps that are in terrible shape to comp to a house that was recently beautifully rehabbed or use comps from deep in the ghetto to comp a house that is in a hip trendy good area or in one case I had the appraiser use a comp from Independence MO for a house that was in South Hyde park....10 miles away and in a completely different city!!!

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The trend I am seeing is that more an more investors find that neither the agent nor the license is really necessary in the current info-rich environment.

Now we have sticker shock and we are seeing a slow down in the market, but that trend is shallow, temporary and very relative: if you go 160mph and you you slow down to 120mph, you are still going twice normal speed!

My wife and I are considering buying a duplex in a major metro in the South, in a rapidly developing and trendy in-town area close to downtown.

For example Albany Park I predicted a few years ago and it now has more and more luxury single families and trendy millennial catering bars popping up.

I'm curious because I've talked with a few different people who had a couple of different reasons and now I'm trying to see what the general trend is for people who decided to invest out of state. 

There has been a drop of nearly 3,500 CSL licence holders statewide over the past 5 years and the trend is continuing in that direction. 

Especially the " trendy " areas , people rent rooms not apartments .