As an investor who has mostly focused in west-coast high-growth / blue chip type areas, I pretty much ignore the 1%, 2%, 50% or any other blanket rules out there.

- Western burbs are hot and expected high growth in population and jobs.  

I'm more concerned with equity growth than cash flow right now.Looking for recommendations regarding local real estate agent who is also an investor, handy man, property management company, title company.  

I'm the third generation following the same path trying to grow the empire in the continental USA. 

On the bright side their parts may be worth more than the whole, 100 year old mantles and staircases can be sold for good money, the same goes for the old growth timber that was used to build the home.

It has confirmed my growth strategy.

What is the path of growth in that market?

The easy answer is population growth.

"asking rents" are not as good as "contracted rents".You are ignoring several main critical determinants of real estate value (population and job forecasts) and many other variables (ex. market cycles), masterplans, path of growth, etc... 

Here’s a brief description:(1) Recovery: Negative rent growth; Below inflation rental growth.