Something caused it and the root cause should be identified and corrected.

My take is the City of Portland, the biggest landlord in Multnomah County, is the root cause of rent spiking drama.

I'm looking at buying a 4-plex in Grant County out near Ephrata in a place called Soap Lake.

See Ben Leybovich's article: https://www.biggerpockets.com/renewsblog/grant-cardone-primary-residence/As soon as I set roots in a particular city, I will probably purchase my primary home, regardless of price point, to take advantage of all the items you listed.

I'm biased on Tennessee but that is because of my roots and current home. :)  As far as taxes go, while there is no income tax, they get their pound of flesh (success) just like other states.  

"You need a root canal?

I mean these are deep rooted squatters in the community , they have weekend Cookouts and Neighborhood watch meetings and the whole 9 yards. ( Well maybe not the community watch meetings, But definitely cookouts. he Burgers were Delicious.)

During the inspection we got into a pary of the house that was boarded up and a root from the tree had drove up the foundation and cracked the asbestos flooring.

Nothing is better than this to show that BP can be the basic root for a great start for beginning a promising real estate career that getting off the ground.  

For instance, how would you fare financially if you discovered tree roots had compromised the sewer line (~$3500 repair) and soon after your tenants stopped paying rent and by the time you evicted them and got new tenants in you endured four months of no rent payments coming in?