This, too, leads to poor housing value growth. 

I would like to build a portfolio of BRRRR properties (SFH or duplexes) in solid B class neighborhoods with good schools and low risk for longterm buy and holds with the possibility of modest future growth (home value & rents). 

Also, there are other important things to look at like economic diversity, direction of job growth, the population growth, and job growth to name some of the main reasons. 

Ultimately, it's going to depend on your investment goals and strategy.For example, if I'm working with someone in the Sacramento market, it's probably going to be a Bay Area investor who'd like to invest in a market with good appreciation and rent growth, but is still located in California, and is lower priced than Bay Area where most deals don't make sense on paper... too pricey.But if it's Phoenix, Scottsdale or Tempe we're talking about, it might be someone looking to AirBnb / VRBO a small condo in a hot part of town.

Sacramento has a great renters market and one of the fastest rates of rent growth in the nation. 

They are the biggest reason for our growth and success as a company. 

The increased growth of professional tenants is spreading very quickly and unfortunately most legal systems enable them.

This involves investing using solid criteria and fundamentals, not speculating or relying on appreciation or rent growth, and of course solid cash flow.

(I'm not interested in investing out of the area at this point, my work allows me the ability to self-manage and do maintenance myself, and I'd prefer to stay local, at least for a few years.) 

MOLD: You must take steps to limit the growth of mold in your apartment.