If so I wouldn't focus too much on the appreciation growth, but 3% rent increase is a pretty good assumption (many salaries increase 3% each year so people can afford that increase).Lastly if the numbers don't work don't rely on increases to cash flow.

She has since passed away, but her final months were better than they otherwise would have been, and her son's financial health certainly a crap ton better than it would have been (I caught him right before he was going to start missing payments, disqualifying him from any mortgage because his FICO was already shaky as it was).

Also, is it a concern the amount of younger people moving to the area that may not be able to afford the increasing prices and eventually start moving away?  

It’s similar to when you join a health club and the papers say that you have 24 hours to change your mind and can get your money back.http://hobokenrealestatenews.com/2010/02/02/attorn...

Tons of places (including my area) have a shortage of affordable housing - so start there and then, if I were in your situation, I would look at places where the cost to acquire is relatively low.

Honestly, I agree with them on many levels but my personal financial situation couldn't afford those areas at that time.

He is also pretty affordable.

Move to St Johns if you can afford it,especially Durbin Crossing/Nocatee.I live there.Your kids will thank you.I loved Ponte Vedra Beach as well but it appeared even more expensive than St Johns in general at the time.But absolutely do most of your investing 30 minute north in Riverside/St Marco/Murray Hill.

Previous to that held a position in the Health Care Industry (IT) and retired after 20 years of service. 

I tell them I can't afford to pay for your project you are hiring my company to do the work and we need funds for that,  period.