Many investors do not necessarily consider calculating appreciation given it is somewhat of a speculative measurement.

Or to truly get some expertise behind you for credibility and build a brand, work with an attorney and draft up both the promissory note and a joint venture for good measure.

You could also narrow your filter to properties that are elevated, or have FEMA approved mitigation measures (flood vents; filled-in basements, etc), which can all decrease premiums w some private carriers, it seems.   

@Alex Forest nice plots.Since fed is printing money like crazy, I thought that using gold to replace US dollar to measure housing price makes more sense and can provide us a more realistic view of how expansive it is.My current feeling is that the price is relatively low, and I might keep buying for a while. if the real estate price normalized by gold increases above 700, I will sell.

For some people this is not necessarily a measure of a good school. 

More quantitative data you have the better you can measure your return.- What is my time horizon to hold? 

The county/city zoning board has said this unit is not an issue and is grandfathered in, but he's worried about the more stringent FHA appraisal/inspection3) Buyer "skin in the game" - doesn't want to be left holding the property again as this has happened to him at least twice on previous land-contract/CFD arrangements4) Ability for buyer to acquire traditional financing at balloon5) Effective total cash to the seller is a primary driverWe submitted an offer that solves all these problems:Property A:Purchase price: 360k using FHA loan, owner-occupiedProperty B:Purchase price: 305k, 0% down, 25 yr amortization, 5 yr balloon, 4% interest rateNote + mortgage arrangement with professional loan servicing/escrowAssuming a 9% annual return in the stock market, this arrangement is equal in total cash to seller (including accounting for inflation,etc).

The problem with measuring dicks on the internet jordan is that you’ll always find a bigger dick.

If they don't match, it just appears as though you are temporarily visiting.Also be aware that states that lost tax payers, such as CA, are going to extreme measures to make sure that people are paying taxes.

I also suspect you're going to see a lot of old time landlords exit and sell to corporations, which will either implement more stringent tenant procedures, or turn rentals into condos, townhomes etc.