I’m not familiar with those markets, but I would suggest finding some meetups and attending as many as you can.

Quote from @Bud Meacham: The market is very competative in California.

While I have none in this market I have been on one realtors monthly newsletter with market analysis for over 8 years. 

Engage an investor-focused realtor/broker in your preferred market (this is not a residential realtor) and start 'tire kicking' the market and properties that fit your criteria.

Logan county has the highest price per square foot new build in our market right now almost $400 per square foot.

Just as bad as the posts you see from time to time of the grandchild wanting to work out creative financing to buy their grandparents house below fair market value.  

And that number depends on you, your market, your property and your goals.

I'd be happy to visit about the market.  

I am an experienced investor and unexpectely find myself managing a duplex myself and wondering if there is a small landlord (aka inexpensive) simple solution for marketing, background checks and lease creation that markets on zillow? 

Quote from @Marc Zak: In the market where I live (San Diego), appreciation has been strong and many predict it will continue to appreciate in the long term.However, with current interest rates (6% at best) and property tax (2%), the annual cost burden is 8%.Am I correct in saying that appreciation has to be above 8% annually (plus whatever my maintenance and vacancy costs are) for me to make any money in this scenario if the property is cash flow neutral?