Lots of opportunties $250k - $500k, as well.If an experienced realtor who genuinely specializes in buying/selling vacation rental properties tells you their market is comparable, chances are you've found a good market.

We are real estate consultants.Hopefully this is of some help...there are of course plenty of brokers who are looking out for only their interests, but I'd argue that the most successful brokers are those who genuinely care about providing value to their clients regardless of their personal gains.

According to my lender, I will have to live in the property for a minimum of 1 year before I can move out, buy another property to use as my primary residence, and transform my original property 100% into a rental.  

Over the last month there has been a transformation in my thinking my actions and my behavior.

@Wes Blackwell has posted a lot of great analyses on the subject recently; search the forum and check them out.Cliffnotes version is that Sacramento has gone through a cultural transformation such that it has become a very desirable place to live.

I'd only take a referral from other people during live meetings where I could ascertain they're genuine investors who used the service provider they recommend.

Then HGTV came along and I saw how real estate agents could be genuine (& not wear uncomfortable power suits!) 

The eventual goal being to transform it into a Self-Directed IRA and have him buy his 1st rental property through it at a young age. 

The plan is to have a neighborhood open house next week to really get people excited about our work and the transformation.

@Stephen Touma  One thing about a cash business is that you're employees WILL steal from you - and in a liquor store, they'll steal inventory too.For 11 years, I owned a pack & ship store that also did Western Union and like a complete dope, I refused to believe that people who I genuinely liked and trusted would steal from me.