Historical averages are still 75% higher in many cases (4% vs 7%).

I am generally looking for B neighborhoods and found a few nice looking areas (Historic Old Northeast, Shore Village, Seminole and Dunedin - way north). 

I think 'rents always go up' has historically been true for the long run, buy and hold investors.

Are there utilities in the way, is road wide enough, are their bridges etc.For context we once moved a historic structure a half mile across a highway and it cost the historic commission $65,000 just to take down the utilities for that distance.

I think it could be a good way to start since interest rates are still historically low. 

You reside in a market that historically has produced one of the best ROI for buy n hold in the nation and you are considering buy n hold elsewhere. 

This is clearly specific facts and circumstances based but I’m curious to know whether based on historical returns you would have decided on a go vs. no go on a property when you were on the fence due to these variable assumptions such as repairs and capex and your historical experience is tipping toward a lower % than the assumptions being used when analyzing.

Since ~2012 interest rates have hovered between 3.5-4.5%:This was extremely low by historical standards:At the same time, property prices were crushed from the financial crisis.

Similar to @Michael Guzik's mention of Cardone using historical rent, a conservative stress test for your current portfolio is to run a net worth (balance sheet) based on what you paid for the property, not the current market value, vs debt.

@Jathin ReddyI do not know what was meant by "Lease options can work in any market" but I think an owner who does a lease option in coastal So Cal is a fool.I will run 3 scenarios:Property appreciates like it has historically or worse for the owner appreciates like it has been appreciating the last 6 years: Tenant uses option and purchases the house.