On the bright side, San Diego is a landlord's market to command high rents and interest rates are still historically very low so buying a 2-4 multi family property and using the BRRR is a great option.

My areas of experience include: Historic tax creditsHistoric renovationPermitting, building code, etc.Finance, funding projects, bank loansFundraising, structuring projectsProperty management and maintenance (using technology)Urban developmentFeel free to connect with me directly if I can help you!

Hurricane/La Verkin/Virgin historically have been much more flexible but those ordinances have changed over the years so you have to be careful before banking on being able to do vacation rentals. 

Historically low interest rates.

Oahu statistics http://www.hicentral.com/oahu-historical-data.php https://www.zillow.com/honolulu-hi/home-values/

Its not hard to get the exact taxes, PMI, historical utilities, etc. for a property. leave another 10% capex, 5% vacancy, 10% management costs (even if you self manage)1% rule is just a very broad way to value something.

This is made easier by the historically low interest rates we are enjoying now, where it is unlikely you will want to refinance that 30yr fixed any time soon (as you’ll likely pay a higher rate).

It's the historical area of Birmingham.

Hopefully someone can help me with this. I need to find what the 1995 FMV was on a house I owned and sold in 2013. 

Since there is no historical value to start from, do I set a number right away or have a contingency to reset   on the next year since it is a de novo building?