If there were zero risk and the steps were crystal clear, everyone would do it.

It's a two hour drive in case anything goes wrong and you can probably rent it to your current neighbor when they get sick of the Bay Area and decide to move there :-)Summary:All in all, no one has a crystal ball, but Sacramento is still ripe with opportunity whether you're moving there or investing.

@Lucas Miller I'm not sure of anything except death and taxes, I do have a crystal ball but I can't figure out how to turn it on. 

I know no one has a crystal ball, but we all use observations of the data and our past experience to make our best guess.  

All predictive analysis is is gazing into a crystal ball when you get down to it.

@Crystal Cody, here in NJ it's illegal to take more than 1.5 months rent in security in any form, including last month or pet deposit. 

While nobody has a crystal ball, $1000/month for HOA fees is pretty darn high especially if you're renting it out!

The creek is crystal clear cold water and a trout spawning area.

It's no longer a crystal ball play but you're training that for SOLID DOM (of course that is neighborhood dependent)The last insight I would offer is that Philadelphia is a city of neighborhoods.

That being said, a good rule of thumb is to steer clear of advisor's who tell you they can outperform the market (no one has the crystal ball), and advisor's who do not or cannot explain to you how they are paid.