Trying to explore if there are still pockets in Nova where the returns make sense, given the high prices.Nova is extremely low risk, which is why cap rates are so low, the issue I honestly see with nova right now is the cap rates are often times below what you could get in a bond, and leverage is hurting you right now, I wouldn’t say I Would recommend not investing in nova or investing in high risk market, but personally I’d rather get something in the 5-7 cap rate range and take on slightly more risk to do so. 

Moving to a place with more people might give you more chances to grow, but it could also mean higher costs and more traffic.

There are a lot of low down payment programs you can use when you owner occupy the property.

After that, they have to pay rent, utilities, and other costs even if they aren't going to occupy for another month.

Maybe in the future, you can specify a monthly cost for the electrical utilities based on the previous years averages.  

You won't find multifamily properties and the houses are generally smaller (which is great for lower maintenance cost).  

Many are freezing distributions because the free and low interest rates are gone.

Estimating costs comes easier with experience and working with the same people multiple times.

Two contributing factors are high construction costs and regulations that make obtaining a construction permit difficult.California already has a large housing shortage.

Hi Mae--check with Mike & Nicole Borowski at Homestead Realty---they offer licensing at a discount and low brokerage fees which are perfect for an investor.