i would search truila, zillow, fb marketplace and other websites that potential tenants find rental properties and compare the prices manually in your area.

From what I understand they do not have enough comparable sales in the surrounding area?

The cost of foreclosure is not cheap, but compared against a botched one it is cheap.

My numbers are modest - compared to others.

That said, we want to avoid tunnel vision, and want to put this out to the larger community to see what other locations you have had experiences in, and their pros/cons compared to a place like Cleveland.

They may, however, take longer to obtain financing (compared to Hard Money loans).What is the reason for looking at Hard Money... is it due to your credit score?

No one knows what the future will bring but if you look at the increase in housing prices for San Diego and compare that to the best case scenario cash flow for an out of state rental San Diego appreciation is going to come out on top by a long shot.

The main question you need to ask yourself-- is my house being compared to flips or ones that need renovation?   

I have a 13 rental homes and I am having difficulty figuring out how to compare my BRRRRs to other investments (like a CD return or Mutual fund return). 

Hi Whitney,Talk to an attorney local to the property.You might be able to get a financial judgement (trebled).Step one might be to get three bids on (comparable) replacement systems.American Standard, Bryant, Carrier, Lennox and Trane are names of some furance and A/C (HVAC) manufactures.And realize a new furnace A/C (HVAC) might force you to change the thermostats too (or not).Trying to figure out costs on this yourself (with any resprayed insulation up there) might be pretty tough, (plus you have to buy whatever new refrigerant is required in your area--and the new stuff can be very very expensive).You might be able to pick the brand you like best, or the one fastest installed vs the cheapest...ask an attorney.Also, in a financial judgement, you have to collect...lien their wages or bank accounts (to the extent you are allowed to do so by THEIR Locality).