Any main industries providing consistent employment for tenants and attracting folks off the west coast? 

The key is consistency in marketing regardless of the strategy.From the investors I work with auctions have been working, consistent direct mail campaigns, and driving for dollars.  

Tough to predict ten years out, none of the data providers go out further than five.According to CoStar, 1-3 star office properties in Poway have a 3.4% vacancy that trends up gradually to 6% by 2022, with consistent negative absorption of about 2500 sf / quarter.

However, I've also read that they can be value by the income they produce through the gross rent multiplier (GRM) method. 

The returns can be pretty consistent whether the market goes up or down. 

For example, do you look at the Gross Rent Multiplier (GRM)? 

As of now at the basic level I am, my goal is to buy and hold properties at the residential level to produce a consistent cashflow.

He buys them so that the purchase price is a 2 year multiplier of the rent.

If a seller is required by law to disclose to every future buyer what is found during the inspection, I'm struggling to understand why, in TX, I have consistently experienced this problem.

Anyone who has the skills to find deals consistently would just do it themselves.