@Jerel Davis During Harvey the rule that we have used that one time flood 40% off Retail and two times flood ONLY land value (assuming that is an economic driver for people to go back aka flooded houses in Katy vs bear creek) .

If you go solo, I'd recommend  talking to county Planning and the county Economic Development team(s) to find allies.

It includes some countryside, but the market here is just out of sync with the economics.

., why would you compare the property's ROI versus the S&P 500 over a short period of sustained economic growth?

Their are many economic fundamentals that make Halifax an attractive market now and into the future, so I'm afraid you can expect this hot market to continue for at least a few more years.

They see that higher cash flow in lower class and think that cash flow provides safety, when in fact the opposite is true....that higher yield is the economic incentive the investor receives for taking on a higher risk asset.

You can reference the multitude of online data sources for economic indicators but definitely choose no more than 1 or 2 markets.

But if you don't have an out, you may find the impending economic downturn and the rapidly growing number of eager Airbnb wannabes and a lot of risk you probably don't even understand can turn this into a disaster.

Considering we may be moving into a more uncertain economic cycle in the next 12-18 months, could factor that into your thought process as well even though nobody really knows what's going to happen and when.  

If you look historically in the past 25 year's Boston hasn't seen the economic fluctuations like other markets.