Make sure the comparable properties used are of the same type and reasonably in the same size, number of bed/bath, etc, and that they didn't cross into a different zip code.  

But still a 2 fam for 55-65 depending on my estimates, crossing fingers!

I can't believe looking for local groups never crossed my mind before joining this site.

@Nicholas Amendolare, 2) There are platforms of both types.  

I understand and respect the scaled up investment model, and can learn a bunch from it and its practitioners, but small, simple, high control, low overhead, low risk, low headaches by design is the way I roll personally ... although that occasionally bites me when I cross that line between frugal and cheap with johnny lunchbox type contractors :)

(Creative Real Estate Envestor & Developers) idea  and vison, thank you again BP naion for allowing us this platform to connect

Maybe if you cross into san bernardino or riverside or even Kern county as you mentioned you might be able to make it work with FHA but then your occupancy may be in question because you're working too far from your employment (unless if you telecommute).

Hey everyone, I am at a bit of a cross roads in my real estate investing and I was hoping that the community could help me to make the best decision. 

You should cross check public databases with the address history from a background check.  

Also, bigger pocket offers a platform that you can look into as well.