The best part was that the numbers for cash flow were great, so the appreciation was an awesome bonus.There is a shortage of affordable housing in Phoenix and while there are tons of huge newer complexes, the rents at those places are generally higher. did you buy in PHX or are you talking about  Omaha.. the same thing happened in Vegas friend of mine was buying 4 plexs there in 2011 2012 for 140 to 160k he had to put in usually about 7 to 10k a door because they were kind of trashed.. and now they are approaching the 300k range and climbing.. its all about JOBs and blue collar jobs you have those you have your 600 to 1000 dollar renter without them ( that labor force) things start to go downhill.and this is one thing I have been mentioning those that jumped into the game 5 years ago the rising tide raised all boats.. it was a slice in time.. so now we since this continual whining on BP hey there are no deals.. 

I feel like the risk/ reward is best in the lower middle, stereotypical "blue collar" tenant in my market. 

It seems like a lot of the planned development is near the blue line on the northwest side. 

Based on your marketing budget build a blue print to fulfill your goals. 

Thanks @Rhonda Blue!!

No mater how well you screen tenants, or work with them when problems happen, lower blue collar folks have more problems that can't be fixed by a lender dropping payments. 

The high density polyurethane as mentioned in the other posts is much lighter than a cement/mud mixture making it less likely to cause additional settlement due to the weight, another benefit is that it expands and compresses the soil underneath it to a certain degree.

@Sean ConroyGo Blue!

I have some blue collar tenants that are lifers. 

My tenants are blue collar, and my properties are C+.