The other parts of what makes a good investment is how the rest of the cost is handled (the terms) and how much positive CF you will be getting which dictates how fast you get your cash (your total cost in other words) back.

They lived in the house the entire time its just the market dictated the property as much higher in value.

The specifics of the deal and the appetite of the municipality usually dictate which path is best.

Just because the market dictates a higher rent won't go over well and will most likely end up with a vacancy. 

Also pending your business structure and lending structure would dictate how to move forward. 

If the Buyer's agent has a signed Exclusive Buyer's Agreement, that will dictate how Buyer's agent will ultimately get paid. 

As a new investor, price dictates what you often buy.

The part that really disappoints me is that legislatures are deciding they are elected to dictate terms to landlords on private property, especially when zoning laws and red tape from other bureaucratic hurdles creates the scarcity that is causing the unaffordable housing crisis in the first place.

C) State law generally dictates what you can use the deposit for.

However, the Statute of Frauds dictated that real estate contracts must be in writing.Consideration - Something of value (usually money) changes hands to "bind" the contract.