I think you will draw your own conclusion if you be able to answer those questions honestly.

If i were in that area and investing I would look at Columbus or Indy.I have to disagree, but can see how one could come to such a conclusion growing up in Louisville and not having lived there for the past 10 years or so.If your strategy is truly to buy and hold, then you're looking for cash flow today and tomorrow and any appreciation is a bonus.  

As I have read and studied spreadsheets and strategies (remember, I love numbers), I keep coming to the conclusion that San Diego is generally priced well out of being reasonable for rental investment.

Not saying shes not, just wondering how you came to that conclusion.

I've found that most of these type of threads have the same conclusion: your sample space is too small.

I was originally going to do an LLC but I've come to the conclusion I can accomplish my goal with an umbrella policy and not risk getting the mortgages getting called.  

I think that is the conclusion I am coming to as well.

With what I pay in taxes, I have come to the conclusion it would be wise to purchase something.

When they ask, we will have an open dialogue with them about the pros and cons of such, afterwards they will come to their own conclusion that it is too risky and costly.

(My Monclova Property looks like a complete dog on paper except it has appreciation and the same tenants have been there for five years and I never have repairs or vandalism or late rent to worry about...the resulting profit is difficult to ratio)Conclusion- invest in the highest profit category you are comfortable in...I have a cast-iron constitution so I own in some really great profit areas.