With oil prices on the decline I would expect to see some of that growth slowing in the oil producing areas. 

It has not declined but appreciation is something that I can not factor into the equation.

If you 2nd year income declines you may see issues also.

II offered almost double of assessed value and he felt it would make a big loss of value on his house, I offered to do a deeded access for him and he declined that also..

.- We put in offer for 28.5k cash no inspection no contingencies- offer accepted- takes 2 days to do the final rent ready pop, close on thursday renter for 1100 move in on the Monday- ARV currently if we wanted to flip, prob 52k (we had an offer on it that we declined so I know its real, the offer came in before we even closed)OK so how does this make sense?  

Just curious whether the downturn in the stock market has affected your real estate investment plans for 2016. Does the markets poor performance make you more likely to buy real estate or has the loss in value negativ...

That is without vacancy (80 something tenants don't stay for long and the population is declining) any capex ( you have foundation and roof issues already) or simple maintenance.

Irvine prices started declining in mid- to late- 2014 and haven't stopped. 

Leverage can be very bad if your market is declining.

Essentially, everything is a guide and flexible.If you don't want large amounts of family in a place, just get a different tenant and decline the others.