A momentary 'flush' of applications does not indicate you should immediately raise your rents. 

Prob the only place besides D class areas where you can see 2% rule.Btw, I'm born and raised in Sacramento, but came out here for a lucrative career in medicine.

Are you going to raise the rents anytime soon?

@Nicholas ArmstrongI have had the most success landing good deals by doing direct mail marketing, which is a combination of yellow letters, post cards, and very aggressive follow up.

So these inherited tenants were overjoyed that I wanted to fix the problems in their place and wasn't raising the rent immediately. 

I am hoping to use my knowledge of construction and contacts to do some flips to raise capital but would like to work towards buy and holds.

I currently live here and was born and raised. 

Lower CAP rate generally means better area which comes with a lot of benefits such as: easier to keep rented, easier to raise rents, better quality of tenants (due to higher rents) and better value retention/appreciation.  

Being able to close quickly will help you in today's market.i was born and raised in Dallas Texas so I might be a little biased.  

And that they are not a flat fee property manager because that gives them no incentive to raise the rents.