As i am examining all angles to purchase investment properties.

Do not get hung up - get started and add as you need them if you are the DIY kind of person.https://www.irs.gov/businesses/cost-segregation-audit-techniques-guide-chapter-5-review-and-examination-of-a-cost-segregation-studyCheck this out.

I don't consider accounting my profession, I'm more of a finance and compliance type, auditor/examiner that requires an accounting education, tax folks are out own their own, I have no dog in that show. :) 

I'm happy to be your resource for rental stats in the area.

There are several programs that can help you in examining comparable values.  

now I don't guarantee these stats are correct, they are from neighborhoodscout but if you look back to 1990 we have pasadena beat, if you look at 10 years we win again if you look at 5 years you win.  

There should be annually examination of at least six months gap.

I have seen stats, just want to hear from real investors what their real life experience is.Thanks

Stats show it's only flooded there once in 127 years. 

Yeah I pulled some quarterly stats but it doesn't seem to make sense and I was thinking more along the lines of something that someone built.