It's like putting your life into net negative before you are trending enough into financial positive.

Residential subdivisions, while potentially less complex, can be hit-or-miss depending on local housing trends and the cost of infrastructure development. 

Does anyone have any other tips and tricks for helping out the appraisal process so I can get the best out of the situation. also what what other things can I put in the folder to give him or what you've done in the past?

What trends and indicators do you look at to keep your thumb on the pulse of market health and trajectory? 

I'm noticing that trend and where I was getting confused with things.

In the new state where you intend to invest, research real estate valuations, trends, and neighborhoods.

Explore Local Market Trends: Is Bend’s market likely to continue appreciating, or is it plateauing?

Any ploy, tricks and legalities.

(I recently saw an article in Forbes talking about the Bay Area’s shifting market) And if you aim to hold properties long term, keep your eyes on towns around the Bay that have had consistent rent growth.Here in my home market of Phoenix, I see investors branching out to places like Austin, Chicago, and even Omaha from what Ive heard because they recognize how trends can shift quickly.

With just these numbers to go on, if I felt the neighborhood is solid/trending up and not down and assuming your rent projection is realistic, I'd buy it.