Your profile says you are living in Oak Park, CA which has a population of over 13,000 yet you claim there are no duplexes?

Also anything with parking is premium priced, as well as anything closer to Kings Bluff.

I used to live in the Oak Grove area of Milwaukie and really like it. 

The flooring color was "khaki oak" vinyl allure from home depot.

I remember the Trojan power plant, and went out to Carol's Bluff when it was being imploded a few years ago.  

@Bharat Medasani ,I have some property on either side of you in Rich mond and Oak land.

I am in the Royal Oak area, so not far from you.

We live in Everett...right up on the bluff overlooking the base.

Hey Scott,I believe your counties with real population growth are Kent, Ottawa, Kalamazoo, and Traverse which are nowhere near you, unfortunately.But, in saying that the metro Detroit area (Berkely, Royal Oak, Hazel Park, Warren, Clawson, Madison Heights, Ferndale, Troy, Rochester, etc. are amazing markets to be in despite what you hear on the news about "Detroit".I know and am meeting more people who are investing in your area (Genesee County) who do very, very well.I think many of the answers are going to vary to your questions.

But how that plays out, in Oakland (west oak vs fruitvale vs temescal vs uptown for instance) or Richmond requires intimate neighborhood knowledge.