I've been a member of several such groups, but only one, Lifeonaire, deserves full credit for lifting me from the depths of despair and then completely re-shaping my entire world to be the amazing and exciting carnival ride I enjoy today!

@Craig Gray you asked for an in-depth explanation...

Learning a market in depth is an ongoing and long process.

I did not use my maintenance/cap ex numbers but the 50% rule which is easy and an ok (not as good as an in depth pro forma) way to do a rough calculation.$4k/year on one unit is good cash flow (over $300/month)

If I were going to flip the property, I would explore hard money lenders more in-depth but since I plan to hold the property my assumption is that is not a realistic option.

Seems like the prices are near the top and from what I observed (I honestly haven't researched it in depth), it seems like the renter's rights outweigh the owner's rights (just had a friend in San Diego take 6 months to evict a tenant who wouldn't pay the rent). 

Frankly, I don't think I could find an attorney with this kind of in-depth, up-to-date market knowledge.

Allow, there are ways to manipulate data regarding Zillow estimates. 

Well after some in depth discussions and the input from this thread I think the answer is that I keep it just for the shear fact that there is no money to be gained right now.

I realize I’m a bit out of my depth here.