I found it rather unreliable to trust internet-based reviews I checked because they are all over the place, some being disgruntled previous tenants, and I'm sure, some anomaly bad experiences from owners that could certainly skew the review results.So yes, it's your time to brag about how awesome your management company is. 

If average rent is $500, and you come across a unit with rent supposedly @ $1200, you need to reflect on how realistic that is and base your price on the actual market conditions, not based on a $700 anomaly.

And if so, are you the anomaly or is it relatively simple to do so with some diligence and research?

You are in a good area then and yes this neighborhood is an anomaly for sure!

Projections by local economists further suggest a robust market through mid 2017 before any systemic issues might cause a slowing down of the local commercial real estate markets (impact market anomalies excepted).This is being proven out by the continued compression of CAP rates, rising rents, and increased valuations.

It sounds like you did a good job investigating though, so kudos to you.I have one mortgage broker and one mortgage underwriter who work for separate companies that ask me questions on these kinds of anomalies all the time.  

The other anomaly is that the property type doesn’t allow you to pick townhome, anyone else see this too?

I personally wouldn't buy things in Raleigh that fall in the 1.5% or better range unless there was some sort of lucky pricing anomaly. 

This kind of appreciation in Phoenix is a historical anomaly in Phoenix since it got hit so hard by the time I bought (many were purchased from investors that got foreclosed in spite of their positive cash flow before the crash btw), and I would not expect it to continue into the future which is why I sold ...

While still useful to see an understand, as a forecaster for a profession….I would never advise someone compare to an anomaly year, whatever the reason much less a once in a lifetime event like COVID.id love to see the data relative to 2019 though…