I'm a contractor in Denver and am involved in several segments of the new build market (single family homes to large multi-family (400+ units).

I really tried to make these tools plug-and-play into underwriting models.Most public or private tools (like Zillow monthly snapshots or RefFin market trends) often only provide averaged, non-segmented, data (like the chart I included in my original post with just average $/sf & absorption plotted).

A blended real estate income portfolio, on the other hand, ensures that an investor's success is not tied to the performance of a single market segment.

The panel consisted on the CEO of a non-profit that has developed approximately 1400 low-income units, she claims that this market segment is underserved by a factor of 4-to-1. 

They are the largest demographic segment we have (about a quarter of the population) and they are new to the real estate market, but their are tired of paying rent (the oldest millennials are now 38) and make 40% of our buyers.

I agree with earlier advice to pick a property type to focus on so you can learn that market segment (market rents, typical price range, what a good deal looks like, what to avoid) and get your financing figured out (vacation second home loan, etc).  

I'm not sure about Oregon, but it's like the Texas market, there's ample opportunity for everyone who's keeping abreast of the developments surrounding CHIP investments, in every segment of the market. 

I think there is more value to find here if you rehab or flip - I am finding it tough to get great returns in the buy and hold "almost turnkey" segment.

I define a good tenant as someone who:Has stable employment in a market segment that is very likely to be stable or improve over time.Pays all the rent on scheduleTakes care of the propertyDoes not cause problems with neighborsDoes not engage in illegal activities while on the propertyStays for many yearsI next determined the tenant pool with the highest concentration of good tenants.

Also ask what the average days on market is in that market segment, what is the list price to sale price ratio, etc.