The lesson was exactly the opposite of what should be desired.

Changing Preferences for People’s Desire to Live in the Metro AreaThis is likely due to the newfound appreciation for these types of community and experiential activities from the inability to access them during the Pandemic, as well as the lack of need to be near transactional retail stores with consumers now being accustomed to doing a lot of their shopping online.

Hi @Christopher Morris House Hacking is NJ is great way to go. 

Purchase price: $295,000 Cash invested: $50,000 Single fam home, desirable neighborhood.

Also make sure to build on a property located in a desirable location with larger pop density and if holding for rentals, charge median rent for that market as lenders want to see a bigger pool of buyers/renters available to occupy/sell. 

Many desirable neighborhoods that offer a consistent predictable return on investment.  

It seems you and your husband have the ability to make a property more desirable and I would try to stay local for the same reasons you listed. 

(Starbucks / yoga studio / craft brewery /boutique cookie,coffe or ice cream shop  are the easiest targets)-Activation of dormant retail sites-Increased foot traffic For B to AAbove also apply-Home valuations (are homes in the increasing at rates above nearby or similar neighborhoods)-Is it walkable or are projects in place to make it highly walkable for residents-Is it near highly desirable activity centers -is it unique (for example - Can it get historic designation)

If the desired zoning is next to your property, it is easier to get rezoned. 

If there is more demand than supply, this will be the outcome in desirable areas.