Not too shabby for land appreciation.That said, I’d keep an eye on the Elon Effect down southeast.

For a bird's eye view of end-of-year tax planning, read this old post:https://www.biggerpockets.com/forums/51/topics/1007488-debun...

What caught my eye was how timeless your question is - high prices and tight cash flow are still big challenges here.

I've been eyeing land in Central and West Texas, and they occasionally have some interesting opportunities, but some of them seem too good to be true. 

To learn more about which one may be best for you, feel free to send me a private message.Old Town North: An Unused Eye Soar Transforming into a 2.5 Million Square Foot Community CenterThe GenOn coal power plant, which opened in 1949 and was shut down in 2012 due to concerns by residents about local pollution, has occupied an unused 20-acre lot in Old Town North for the last 12 years.

The more units the better, because you are better protected when you have move-outs.  

You'd have to right the ship on your own to protect YOUR investment that THEY messed up.

But it's difficult for me to just hand over money to someone I've never met, when I have so many friends (and have read so many stories here) who have been ripped off by contractors.How can I protect myself?

It's always here, but I am caught ethically in my mind between protecting (some would say overprotecting) new investors from obvious pitch mechanisms and trying to get these posts kicked or saying, if they can't see the reverse trolling, it's out of my hands.

I've mainly had my eyes on the Northshore area as well Revere, Malden, Saugus, etc.