You are in the Jacksonville sphere of influence then...I didn't know Mayo had a satellite in Waycross so you taught me something new. 

There's about 7 factors that influence cap rates.  

Before I pull the trigger, I thought I'd ask you guys to share any and all thoughts about the market.How is the current market environment influencing your decisions?

Of course both have macro influences but you will find you have much more oversight and control with RE.

I am typically able to chose in a range of ~.75% which has influence on loan origination fees and so on.

Knows scope of potential economic influences that may be occurring in near future, doesn't mind writing a million offers that will go absolutely nowhere, and (most importantly) isn't embarrassed to lowball on behalf of their client.  

with my duplexes I can influence the value with my rent pricing. 

If not, or if the CA property compromises your ability to get a mortgage generally in NC, that would be an incentive to sell.It sound like you wouldn't see much in capital gains, so that doesn't influence your decision making.Personally, I think N.C. is a better market for cash-flow properties.

If you have time for a quick chat, I can share some additional info you would probably find extremely valuable before proceeding that could influence your investment strategy. 

I would never have rented to her for many reasons, primarily because I have no reason to gamble on high risk tenants.Be very careful in the future as you are likely only going to get that lucky once in your life as a landlord, don't let this success story influence your future tenant selection. 9 times in 10 a landlord would have been seriously burned by this type of tenant.