I believe all cities bordering San Francisco will hold value and has a decent chance of appreciation.

I lived in Rockford for 15 years and have a couple of friends doing quite well there with both single-family and small multi units.We personally moved partially because of the policies and taxes of Illinois.Another idea for you though, if I still lived there, I would probably be looking for rentals right across the border in Wisconsin as well.

We were initially interested but realized there might be more tax complications across border so we have passed the opportunity. 

I definitely got something very nasty but I think I got it when kayaking up on the Macal River way up in the mountainous jungle along the Guatemala border where the mosquitoes were ferocious.

Probably same between Austin and SA and Austin and Houston....maybe a bit less between Houston and DFW.I also feel like north of DFW from I35 to 75 north of 380 to the border just seems very very ripe for growth.

Also, UC Davis Health just proposed a 8000 unit master plan healthy living community with a 200 acre UC Davis teaching, research, and health complex on the border of Folsom and El Dorado Hills, south of Highway 50.Sutter Health had plans for a 100,000 square foot multi specialty center in the Folsom Ranch area.Kaiser Permanente is planning to add a second comprehensive care center in Northern California.

The vacant lot is 'landlocked' behind the two houses and bordered by neighbor houses on the other three sides.

Don't know where Stanton Park is, but I don't think it's anywhere bordering Adair Park or I would know about it. 

So if you decide to chemically kill all of your unwanted vegetation, then I would recommend buying offbrand concentrated glycophosphate for use in a pump sprayer and go crazy with it (while following manufacturers mixing instructions) but leave an unsprayed border of about 2 feet around your trees and use it on a calm day without wind or rain.  

I don't invest in the city, but am on the borders.