However, if you go outside the border I just illustrated, you will notice a drastic difference in the area.

Not sure why'd you'd cross contaminate (for lack of a better phrase) between owner (equity) and GC and make milestones and waterfalls and generally make everything more complicated?

My wife has a unit rented across the border in Tijuana. 

But at least i know now that I would have to cross that off the list of options.

It seems like I will have to cross reference these comps with Redfin/Zillow to understand if the comp is a "shell" or in good condition in order to compare it to my subject property. 

Not saying the property was worth the increase, rather don't focus soley on the number, instead look at the "value" those numbers represent.I've walked and lost deals over a few thousand, I had a limit and once it crossed that number I walked...

@Roy N.Yes if the property is within 50 kms of the coast or the border.

It isn't exactly cheap for MFH units though, you will find them here at least as opposed to the south side.South side Winter Garden - This area borders Windermere and the north tip of Disney World.

Don't cross the lines.

Give someone like @Jay Hinrichs a HELOC like that, and he'll immediately turn around and lend that money he borrowed at 2% out to someone else at like 14%, and good for him.Quick note, HELOCs are often used as a cross-selling platform.