--- and so on.Overall, I am gradually being convinced that in a hot market, below those price points where listing agents start paying for free drone photography, listing agents add absolutely no value to the transaction.

If job is being created and hopefully there will be some from the tech sector, then I believe there will be some $ inflow into the area that will continue the gradual RE appreciation.

Heres the issue though...Los Angeles min wage is going to gradually rise the next few years to $15hr anyway, so everybody is rushing to get projects done before rates move up but it looks like its happening anyway.  

One could not afford our gradual rent increase to market and left once they found a new place.  

I hoping to gradually build a rental property portfolio around the area with some cash I saved. 

In doing so, I am gradually transferring my IRA into real estate which has tax benefits for me, as well as advantages for my heir.  

I have noticed some banks do a good job of gradually lowering their prices until a property sells, others tend to let more of them sit x amount of time and finally take a lowball offer way below their asking price.I have a little cash, and have bought a couple of houses this way, though I live in one and sold the other on a land contract, so do not have any amazing return stories to share with a potential investor.Lately I have been thinking of trying to find someone to go in 50/50 on the purchase with me.My question is..what should I offer them?

I would recommend modeling a 5-year hold, using the T12 numbers for expenses and gradual rent increases to market rents, and find out what it would take to get there from the market.

Appraisals will go up, debt is gradually getting paid down so LTV will look better and better each time.  

I would gradually increase rents over a couple of years.