But I see people turning long term or highly appreciated primaries in to rentals.

But for the vast majority of investors the burn out caused by high evictions, violence, domestic abuse, unemployment, life crisis of tenants, intentional property damage, drive by shooting, illegal activities, use of weapons, police raids, police neglect of neighborhood, etc. results in investors desperate to "get out" after about 90 days.  

In my case, I have residential rentals in one LLC, commercial properties in another, self storage in a third, and my real estate company operates in a fourth.

I would also consider MTR in these markets as it is highly profitable with less turnover and more options for guests.

Of course this is on the high end of what I have seen in Oregon we can usually get to the same place for 100 to 200k..

Finding motivated sellers off market and making offers using creative finance strategy.

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Those leases are never renewed due to the high usage cost. $800 electric bill for 800 sqft place is not uncommon.

Indeed - I see bright future for North Carolina as a whole and for all major population centers like Charlotte metro, Research Triangle (Raleigh-Durham-Chapel Hill) and the Piedmont Triad region (Greensboro-Winston Salem-High Point).

Your income isn't high enough for it to make sense as a rental and the closer you get to your residence limit the greater pressure you will have to sell it before losing your exclusion in whole or part. 500k right now can make $15k per year income with zero maintenance or tenant risks.