Jeff in Redwood City....Yes my old stomping ground yet still around a lot....relatives,clients, and lots of friends in the area.

Maybe you can't force appreciation on a SFH where you're using the comparable approach, but the appraisal is still generally higher for the same structure, as SF fee simple unit, as opposed to an apartment.

I look at sales comparables and population/demographic trends, and look over the area on a map and on Google Earth.Second, I contact the local citizens with regards to the building and if possible, the previous ownership.Police Department can tell me insider's opinion and can give me a breakdown of crime in the area.Fire department - have they had any emergencies at the building recently.City Inspector - are there any outstanding violations?

That's awesome you stumbled across my old stomping grounds and came to BP through it!

You might do a spreadsheet study comparing several SD IRA custodians, using your estimated annual transactions, if this is the route you want.

Looking at comparable properties in the area this house would appraise for around $70,000 now.

To do this compare rent prices of 3/1s to 2/1s (order of preference if available: both condos in same complex, condos in same area, SFRs).

The appreciation value (or forced appreciation value), which means the property will be "comparable" to the 4 bedrooms in the neighborhood as oppose to the last comp of two bedrooms.

I'm still working on my first DM campaign n should be off the ground in about a month .

Prices still seem good (granted I'm comparing to GTA prices and not, say, Milwaukee or Indianapolis, etc!)