I realize I should focus more on getting positive cash flow than appreciation but it seems silly to invest now when property prices have been inflating at an unsustainable rate for all long. 

The reason for my inland focus is A) 25% down in costal markets is too much for me as a new investor, and B) inflated costal markets do not offer opportunities to adhere to the 1% rule.

IT's true I live here and the prices are over inflated

Caliber's numbers on their ARV's and rehab costs seemed pretty realistic, as Vestus' seemed more inflated.

Seems like house prices are inflated.

You will not have any appreciation, nor inflation protection, but you can get good diversification/risk reduction, and decent principal protection.  

interesting observations on inflated prices and competition.i agree with @Jay Hinrichs and @Michael Hayworth that one needs to be careful about releasing certain information to direct competition

Sometimes they inflate their numbers, but as long as you do your due diligence, you should be fine.

I got my License in 2006, worked in the Default side of things, from my observation in the Fox Valley area (where i worked till November of 2014) values have not yet fully recovered to pre crash insanity numbers, we didnt lose sharply but are not returning quick either, while right now, activity is high, prices are not yet following, we are still down a good 10% I dont see that coming back any time soon, nor should it, prices were hyper inflated in 06/07' but who knows, with more buyers in the market that could change. 

I think you're over-inflating the crowdfunding effort for investors.I'm doing 12 to 15 deals a year and I can't qualify for crowdfunding.