Not only in those specific areas there will continue to be growth but also the South Roanoke City side of the hospital which is already a high value, high dollar area as is over by the Crystal Spring area.

I know there isn't a crystal ball to see what the market will do, but use the last 5 years as a reference. 

I want to be crystal clear.  

You should crystal clear that marketing is your #1 job in real estate investing so get really good at marketing. 

Make sure you show them why the SFR is only worth 65K, and be crystal clear about it. 

Make crystal clear that you are not hiring them so they do not play games.

Then there's a crystal clear paper trail on your tax return that the house is not your primary residence. 

While nobody has a crystal ball, I think that having deep knowledge on a market and strong local relationships in that market are some of the most effective ways to attempt to predict the future of the market.

And your FRED figures take an average, but I can tell you with experience that I went from a rental property at $3,200 rental rate to $1,850, because that is all the rental market would bare at the time (there's that word again).THe idea of selling at the top is GREAT if we all had crystal balls and could predict when that would be. 

Make sure it's crystal clear what type of relationship you want.