This drop was driven by residents between the ages of 35 and 39 leaving the city for the surrounding suburbs, which is consistent with historic patterns of families leaving cities for more space and better schools, but remaining within the metro area.

Historically San Diego has appreciated more than virtually every other market.  

The spread is at historic highs in many areas in the US and Canada.  

Historically, they've been able to capture about a 2.5 to 3% premium over the debt market rate of return as measured by the Moody's Corporate Bond Yield.One other thing I'd address is the idea that you are going to have years of zero returns with an IUL.

Historically, all I've been able to do for good tenants in this situation is take a phone call or fill out some paperwork for them and give them references one by one. 

As others always say every market offers an investable moment it's just important to be aware of current and historical data.

I know there are Historical Tax Credits, LIHTC, NMTC to name a few. 

everything being equal its a great time  to leave the rental pool and become a home owner and lock in these historic low rates and secure your future..

Historically appreciation occurs over time, but remember you do have markets where appreciation is flat.  

Contact the utility provider and get an historical average based on the last year of use.