What is happening in Paradise Valley AZ is different than what I am seeing in Jacksonville, FL, so I am not worried about my properties.

I grew up here, and my father and I are active investors in the valley.

I'm looking at doing an ADU up in the Napa Valley, it seems to be a good opportunity right now for areas with restricted housing supplies and steep prices.

There is a meet up in Chico every month at the local Realtor Association office (Sierra North Valley Realtors) just fyi.

I was looking at Lehigh Valley, Montgomery County, and Philly area. 

In Silicon Valley most estates are also sold quickly.

If they are *good* comps (within 1/2 mile, sold in the last 6 months, same basic floor plan, same basic vintage, same basic upgrades, same side of the freeway or river, or mall etc) then 3 is fine.

For instance, I was looking into Briargate condos on Broad River and the rent would be $600 or so, but the monthly regime fee is $320!

@Caleb Webster We recently were able to get a 12 unit apartment building under contract north of the river for 50k a door pulling 600-650 rents, which is about where our investors seem comfortable right now.

Swimming across a small pond or river may not be risky if you know how to swim and have a life vest on.