I was a RE broker doing acquasitions for a large syndicator in the 80s in San Francisco / Sacramento market.. and thats what brought down their billion dollar buziness taking reserve money from good projects to prop up losers..

Finding the true appreciation rate for specific towns can be a bit tricky, but you can start by looking at historical sales data, talking to local realtors, or even checking out some online tools that track market trends.If the condos you’re eyeing aren’t meeting the 2% rule, it might be worth reconsidering or at least getting a more detailed breakdown of potential long-term appreciation and other benefits, like tax advantages or rental demand growth in the area.

Are there profitable group home niches that an operator would be willing to pay above market rent for this kind of property?

Never under estimate the power of good old fashioned fun in real estate.I have a couple questions/ideas for you. 

I dropped the rental rate last week and it is now below market rate but there are currently lots of active rentals on the market.

I would not to take on unlimited risk of a capital call from a management company I cannot change.What is the resale market like? 

If you happen to make a contact with a local agent who knows the market and is investor friendly, please refer it my way.

@Saulo Dias which markets are you trying to expand? 

It's a great market and I'm sure you'll do well there.  

If you are investing consistently, you will know what your market charges for the work needed.