Whether it is the increase in hurricanes, intensity of hurricanes, rising sea levels etc.

At the most basic level a good deal makes you money with minimal cash and effort.

Pricing and risk levels are about the same for the same type of stuff in either city.

We add up the scores and get a total score that reflects the level of risk the applicant presents.

High level local impacts are rising rents from Santa Barbara to San Diego and high demand for luxury purchases.

Due to a very high entry level in my home state (Long Island, New York), I have turned to look at out of state markets, particularly Augusta, Georgia. 

That said, you deserve a management team that treats your properties with the same level of care and attention as they would for larger clientsI’ve heard from other investors that finding a great PM company can be a game-changer.

Ken, You're changing the subject to something neither of us ever discussed.The only thing you claimed was that having no-debt on a SFR property makes no sense, because of your theory that the government is going to be massively raising taxes on property owners to "oppressive" levels.

This level of professionalism becomes second nature.Frankly, when you come from a corporate background and you enter REI you are shocked by how primitive most "investors" operate.

Prices a few years ago were based on expectations of (in addition to interest rates staying low): - Then current operating cost assumptions (like insurance cost expectations being flat)- A seeming disregard for record levels of new inventory / supply hitting the market- Extremely high inbound migration expectations which are likely to not be met, due to both natural disasters and the boomerang effect when people from California or the Northeast move to the American South and hate every minute of the humidity, the large and relentless swarm of insects, and the occasional hurricane.