Areas that work for ME: South Minneapolis, but I started buying South of the River (Prior Lake, Apple Valley, Burnsville etc).

You’re comparing apples to watermelons.

The keys that Johnson pointed out are very important and understanding that cap rates are not apples to apples across market and state lines.I hope your niche market opportunity in Texas is very successful.

It sounds like you've run across a lot of bad apples out there. 

Cap rate is the most universally used and one that translates across most areas - allowing you to compare apples to apples.  

Medical is the biggest business outside government, but I doubt people will stop getting sick.Your tech bubble might pop now that we all know the Apple CEO has added his brick to the wall. 

I agree that some 'bad apples' will wind up with real estate licenses.  

So that we're comparing apples to apples, part of the appeal of tiny is that you get to have NEW as well as your very own, but in SF, new studios are essentially always in a multifamily.  

"In the RED CORNER, Apple stock.

I think the issue with the above sentence from NAR is that it leads many to think its an apples-to-apples comparison, where it's clearly not.