Problem is the amount of capital required is fairly significant, with little garauntee of return if something went wrong.- Multifamily 4 to 10+ unit apt complexes.

On the downside risk side of things I'd try to ensure that nothing substantial has changed with regards to consumer metrics and preferences. 

Is the roof fairly old or is some ther big ticket item going out soon?

The higher ends are full houses or apts with amenitiesProperty is located within blocks of a Cal State University so rental demand may be consistentCOC ROI is fairly low, but I’m comfortable getting a ~5% return on my first deal if it means that this is a learning experience.

Under the rules of Prop. 13, the Office of the County Assessor appraises new construction at fair market value when the improvements are complete, and the value of the new construction is added to the total assessed value of the property."

But the best method is what I already knew from being in sales: be fair, treat people how I want to be treated, and appreciate them.Steve

Here's a blog article that covers many of those sites that may be helpful to you: How to Determine Fair Market Rent.

USB shows Boston market fairly valued.

So far they roof is 10 years old, not missing any shingles or anything. looks good.Water heaters are 5 years old.Furnace is an oil furnance and is fairly new, replaced less then 10 years ago. 

Shaun Morgan I have done my fair share of investor presentations having raised millions of dollars.