J Beard, I agree with you on not investing in Class-D neighborhoods, and I've still yet to physically inspect the place next week.

I physically visit the neighborhoods I am targeting.  

I'm writing an offer for a property that has just begun the eviction process, but not yet to the point where we can call the sheriff to physically evict.

So a major loss would have a major impact on my financial well being.

However, if it's ATL or anywhere else, I may have a zero/bad social life given my introvert nature :(  If it's in Charlotte, I can manage my RE investments/ as well as social life for my psychological well being. 

There's even all kinds of stories, which I will not related here, of physical assaults on the 'sellers'.CAVEAT EMPTOR

That way you can save some $$ plus you will able to learn everything you need to learn about the deal, paperwork,  Art of negotiation strategies who's involved in or what not with the deal for FREE while you're PHYSICALLY out there at the subject property. take notes lots of notes while at it!

In some areas this may very well be driven by a lot of out-of-state investors, especially from the big markets that prices have gone crazy in.

Hollywood Hills #1 btw.Here they are with ranking.Studio City 2Toluca Lake 3Woodland Hills 7Encino 12Sherman Oaks would have probably been in there being between Studio and Encino physically but it gets lumped in with Van Nuys I think so no rating for S.O. available.

We also send a "well-being check" text after any inclement weather.