SF is obviously a super strong appreciation market and it will likely continue that way and bounce back (in my opinion).Best of luck to you no matter what you decide!

Any and all referrals are much appreciated as well.

(I suggest reading this article below)https://www.biggerpockets.com/blog/core-four-real-estate-tea...Columbus, Ohio is a great market to consider if you're leaning towards appreciation.

Thank you @Logan Laperriere, appreciated it.

My worst appreciation property has appreciated $2700/month over its hold.  

Being able to do min one week stays would be nice if that would allow the property to generate more revenue.If the property has already appreciated a fair amount in 2 years it would be a bummer to sell now just because the rate is high. 

- SMF, 200-300k, in C- to C+ area , immediate cash flow (5-8% ROI), 3% appreciation/year, and 5% Vacancy- SFH/SMF, 400k+, in B+ to A- area, break even (for the first year), 6% appreciation/year, and 0% Vacancy (EVER, unless you want it)What seems like the better investment to you?

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Any thoughts would be appreciated thanks  Please add me to your distribution list

Purchase price: $178,000 Cash invested: $2,500 We knew we'd be in the area for at least four years, so we bought this property that has a lot of room for improvement to gain appreciation instead of sinking money into high rents.