North of the River tends to house single family home bedroom communities.

This rule is good for the 30,000 foot view of running numbers on deals so you do not get bogged out with running those numbers on every single deal for example..

Quote from @Phil Johnson: I currently have a duplex and a single family which are doing well.  

Think of it as the rough sketch that helps you figure out where you want to swim: Omaha’s stable single-family rentals with decent cash flow and strong appreciation potential, the sizzling up-and-coming pockets around San Antonio where off-market deals still lurk if you’re willing to roll up your sleeves, or those tight-knit Chicago neighborhoods where a trusted investor-friendly agent can point you to contractors who won’t ghost you mid-reno.

I don’t think you’re getting $2k worth of benefit, much less $16k every single year. 

A single property is simpler to manage, carries lower financial risk, and offers streamlined tax reporting but may generate taxable income sooner.

I am primarily interested in single family and multi-family homes in Colorado and am open to other places as well.

A place like this may do ok with displaced parties, but not likely for travel nurses or contract workers based on your description, depending what else is out there. 2 bedroom single-family homes are great rentals because they cost way less to buy and don't rent for much less than a 3-bedroom home.

I own some large houses and I certainly don’t include photos of every single bedroom or every room.

Many investors underestimate how competitive the market can be, especially in areas like Texas, where demand for multifamly and single-family rentals has been high.