Or do you think that you as an outsider are going to walk into this market and nail the long term low where it will start appreciating rapidly the day after you buy?

Or does every market, either slow or rapid growth, have areas which are undervalued and thus can be rehabbed and offer positive flow?

I also don't think MMJ is the only reason people are moving to Colorado at rapid rates.

Interest rates have spiked rapidly upwards but are NOT high by any means.

If you are planning on moving at the end of the year, you could pick up a property in the Grand Rapids Area that would become a great rental, and once you move keep it instead of selling it and have it cash flow for you each month.

PAsssss, seems like a lot of weight on the wife.

Even real appraisers will be challenged in a rapidly rising or falling market as the comps lag the market.Zilliow has the same issue and others as the formula for what is a valid comp is still being worked out.

So this is where the inexperienced investors and the experienced, rapidly growing investors start to separate.  

One buyer advantage of 1031X clientele that holds more weight in Oregon is that there are often dramatically fewer all cash offers and are generally encouraged to be fairly aggressive. 

As an example for employment, do you give more weight to employment growth, employment rates, or something like having a primary employer in an area that's not likely to go out of business?