One factor that is important as well is your current salary, since that will be a strong evaluation when the lender does your preapproval, they need to know how much you can afford and if your able to pay the mortgage most importantly.If you plan on buying out of state, you will be getting some cash flow, less appreciation than California.

Rents are high, vacancy is low and demand for property on the island is strong and will be for a while.

Matt faircloth books helps too.Lastly, strong review an accounting textbook basic knowledge of personal financials, tax code, and financial statements (real estate) can go a long way!

What would be a good average transaction for cash buyers that would let me know if the market has the potential to be a strong one? 

Hey Jonathan,It's definitely a great rental market and you are going to have a strong demand if you have a quality rental as Kyle mentioned you have great schools all around you and you are pretty close to Glades and 441 intersection where you have a lot of stores and amenities as well as the West Boca hospital is right there(living in West Boca unless you are going to the beach you don't really need to leave the area).

However my 3.5 interest rate is strong vs. the 4% I've been told but that includes at least 2 to 3 points which I'm not crazy about.

Hi @Brandunn Lorenz, I think you'll find that if you'll start strong and be faithful with what you CAN do, you'll come into more opportunities than you can see right now.  

Im from California though I'm possibly will go to the navy and will do my research about out of state investing while my time in the military since I've Seen investors point out there is a lot of potential such as better cash flow and I strongly agree.I feel like I'm getting to a process of learning and earning I know I can be earning more money with a civilian job though taking full advantage of my skill job and other things in the navy i can be better off.

The Louisville real estate market is strong and there are no reasonable economic indications that this will change in the next few years.

It's only 5 days on market, so if you're in a seller's market, you're not in a strong negotiating position.I have never found $/sf to be a reliable indicator of value.