there have been studies done that have proven teh 50% rule to be very accurate over the long term..i believe bryan hancock was the one who provided a link to one recently, but i'm not positive...depsite my young face, i have an old man's memory!

Both headlines might be accurate but the words used alter the associated internal images and feelings and thereby change or alter the meaning that a person will give to the objective events.

If I remember the article, they never discussed job growth--just kept referring to some numbers retrieved--which as many of us know in real estate, Trulia does not provide accurate numbers. 

I am not sure how accurate the crime information is but it can rule out areas that are a definite no. 

Do you know anyone who can accurately predict appreciation? 

Can someone explain it a bit more, since what the OP is trying to do is establish an accurate ARV?

At the same time, make sure the circuit breaker box has accurate labeling for all of the circuits.

For a rental property I am using a local database that has SF rental comps so I can be accurate there.

I know you say you used various sources but how accurate do you think those numbers are?

here you go Karen --http://www.realtytrac.com/content/foreclosure-market-report/december-and-year-end-2013-us-residential-and-foreclosure-sales-report-7967Same facts without the commentary (which is accurate in my opinion)