So it is heavily scrutinized. 

The market right now where I live is heavily inflated and prices have sky-rocketed.

Maybe target properties that are heavily wooded or with double lots or lots that could be divided (a call to the town will tell you that).

Determining the cap rate for a package of 57 individual properties will take some art and be heavily discounted relative to contiguous units but it can be done and that's been one of two possible exit options all along as you built the portfolio. 

Add to that the various "HQ2s" that are coming which implies the major, high paying employers in the area will not be hiring as heavily as they have in the Seattle market, and you create a possibility of lower demand plus higher interest, likely creating stagnant prices in the near future.Therefore, back to my first comment: if it will cash flow on a monthly basis when accounting for management, leasing commissions, repairs and maintenance, Capex, taxes, insurance, loan payments and vacancy, then it won't matter if you see appreciation in the shorter term.  

It's also heavily case-by-case.

Don't rely to heavily on Airdna data.Manually look up some properties to check occupancy and rates on Vrbo and Airbnb. 

If they find a similar property with similar updates, that will heavily dictate the market value of your home. 

Her estimate has been the same as the bank's full appraisal, every time.Often time the appraiser doesn't know the area, so they'll rely heavily on comps and data online, which is what the desktop appraiser does.

We still have the househackers issue here in Oregon that is heavily disputed regarding needing to start a 90day termination notice during the transaction.