Seems like driving around there is lots of big stuff and lots of single family or dueplex/triplex/4plex stuff. 

Here were their reasons:Applicant 1 single woman separating from BF loves apartment, two days later emails to say she is going further north to be close to family. 

I think investors overpaid...some bought from seminars local realtors would take to California to sell brand new golf course community homes or old apartments in excellent school areas “renovated” into condos and sold for more than the single family 3-2-2s down the street.

You can also expand on what type of properties are you interested in (single family homes, small multi-family properties, etc.).

OR single family homes that have the same amount of bedrooms & bathrooms one unit has?

I'm currently under contract for a set of 3 duplexes on a single lot zoned commercially.

There are single family homes, 5bed/3baths in the area that sold for 1.65mill in December.

I am primarily looking for single family homes to flip and sell.

So even if your numbers for all the calculations were GREAT for year ONE, by the time Year 10 came, you would have lost a lot of money.This is the BIG problem I have with these single year calculations like Cash on Cash Return.

No one can predict the future, but if you'd like I can send you a market update of how Neptune real estate is performing YTD compared to other nearby towns.If you do decide to pursue Neptune, my office just listed 3 properties there (one single family, 2 multi family) all at 60-65% of assessed value and for $175,000 and less.