Shak--it sounds like you've had a lot of great, diverse investment experiences.

As per NY Times the requirements are "A place with a million people, a diverse population, good schools and malleable lawmakers.

The benefits you know with private investors is you can maximize the structure and back end promote as the sponsor.

The ROI fro this project is coming from not only the Real Estate, but more so from the events and activities we plan and promote on the property and community.

What I think you'll find is that most of the marketing, promotion, etc. always talk about the yield.  

House is now being promoted for three weeks online for an open day (coming up this Saturday) we have a chance to view and bid before.Second question: Why would a developer not touch it?

.* BP's "70% Rule" seems to be promoted to: (unlicensed) Wholesalers - who "sell" to Flippers, not Owner-Occupiers!

Every book I read states to buy in areas that have a diverse employment base (not really CT), employment growth (not CT), population growth (not CT).

I have used Evolve for almost 3 years now and while they certainly provide value for the 10% they charge (actually 12.5% with payment fees), you can certainly self promote for much less OR like in my case, in addition to what they offer.  

Only a guy promoting and selling real estate there would say that.Even though Amazon and facebook are building multiple offices in San Diego, I wouldn't consider us a tech hub.