and great question @Jewel B. Yes

People with million-dollar properties were grossing $100,000 less in peak years. 

I still think by the summer we could be looking at a precarious spot where even the peak months could see a decline in demand, but hopefully that’s not the case, but I’m planning for it. 

Does $70k mean it doubled in value and you feel its peaked?  

One thing I do know is that it's only with hindsight that one can know where the peaks and valleys are.

How do you calculate ARV since comparable properties that sold 2-6 months ago (peak of the market) are not accurate compared with the current market?

sell.rationale:1. for the next few years or so you will live in san diego anyway2. ann arbour may be reaching its appreciation peak soon, this is not really an 'exciting' city like austin3. if you rent it out, it's negative CF 4. you will buy again in san diego anyway and need the money from the profit.you may also think from another perspective, in case you can live for free, which city you are willing to stay, ann arbour or san diego ?

A lot of people bought in at the peak.

During peak demand I want to be higher than most.

Roofing estimates take into consideration "What material do you want, Do you want 20 year or 30 year material, how many peaks & valleys, drip edges and flashing, what pitch is the roof, how many vents do you need, do any sections under the roofing need to be replaced, do you want to add insulation to the attic while it is open and convenient, and several other questions".