Here are the numbers to prove it, coming from just a small sample of Bay Area transactions (the actual numbers are much larger):You've got negative net migration from nearly every single surrounding county.

Statistics show that your mail doesn't truly gain momentum and start to pay off until the 5TH mail piece so consistency is key.

I don't want to be too negative but the price they said to remove the tank and test the soil was more than $2500. 

If your other expenses come anywhere near the usual 50% rent, you'll have NEGATIVE cash flow!

We could have reduced the negative of the project by keep the budget of rehab ultra low or just selling out of the project but we went over budget on the rehab by adding a new bathroom and converting a room into a bedroom.

@Gail Kaitschuck New York is the same as NJ. i had tenants who lived 10 months for free that i can't even hire a lawyer or anyone. they started to pay rent late for 2 months then paying partial rent for 3 months after the late payments. that's 5 months. then the process of court and evictions for over 10 months cause they know the game very well. they don't show up in court (that;s extending the stays). after that 5 months of late or partial payments. i already used high interest credit card to pay for my mortgage. off course i know it's a big negative. do i want foreclosure cause by the junkies?

I never had any issues with them, nor have I heard anything negative about any of them.  

It would also put this particular property in a negative cash flow.

I am 60 years old right now and I have never been to the east of the Mississippi River so I can't tell anything geographically or location negatives.  

I appreciate your advice and the statistic from the BP Poll.