And again, your mentorship and friendship has meant a lot :)I don’t worry about trying to convince people how valuable historical data is any more.

. / Frederick, MD area as a Historical Preservation Training Officer for The National Park Service. 

Was it the treasury department making this statement or just historical trending of the the inversion of the 2 and 10 year yield?  

One of the biggest reasons for this is that you only need 3.5% down for a house hack rather than  the 20-25% needed for a non-owner-occupied.So, that $26k will only give you $104k-$130k of purchasing power out of state, whereas that same $26k can be stretched to over $700k with the lower down payment requirement.On top of that, San Diego returns are historically better than essentially anywhere else on this planet.

The stock market is not a bad investment historically.

Simply type "(City Name) Real Estate" and check the news section on Google for a plethora of headlines about the local market.Here are some recent examples for Sacramento:Home-flipping: How the Sacramento area compares to other marketsRedfin says Sacramento’s Hollywood Park neighborhood is one of the nation’s hottestElmhurst residents fight against real estate agent’s plan to open neighborhood officeCommercial Marijuana Growers Buying Up Space In Sacramento At Unprecedented RateSacramento apartment occupancy rates suggest rents going higher, report findsHere are some examples for Livermore, CA:Major Bay Area apartment operator sues Airbnb, alleging 'illicit subletting'Council Votes to Move Historic Train DepotBURGLARS STEAL APPLIANCES FROM HOMES FOR SALE IN LIVERMOREShopping center and hotel project slated for LivermoreTesla snaps up huge warehouse lease in Livermore, highlighting car ramp-up plansSo, how do you interpret these headlines? 

@Dottie Matheson I think historically that area has been a bit rough but things are changing quickly.

The low salaries of San Diego is nicknamed the Sunshine tax 😀.I think San Diego is a highly competitive market in RE but has historically produced good ROI.  

This will produce bad cash flow but historically the return in San Diego is from appreciation.  

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.