The plan is to rent out the top unit to a long term tenant and for us to live in the middle unit until we move out (if we ever do). 

As a result, it seems the value is really just very long-term and if we sold it in the future, any repairs and taxes would cancel out much of the gains (depending, of course, on the pace of appreciation -- who knows what that'll be?). 

I have that awkward middle bedroom in a Philadelphia townhome I don't know what to do with. 

For a flip you'll want middle to higher end.

Also, as tempting as it may be, don't stop in the middle of a job.  

Wish my pace was faster but I'm a slave to the paycheck, haven't quite broken that chain in my head completely yet. 

The location defines all long-term income characteristics, including whether your rents keep pace with inflation, the total capital required to acquire sufficient properties to maintain your standard of living, and how long your income will last.There is a straightforward location selection process.

In this county there was only 1 McDonalds that close and it closed to move a block away at a traffic light, from there former location in the middle of the block not at a traffic signal. 

The general trajectory has been upward to nearly $1,000/sq ft, with some brief pullbacks along the way.Based on the historical price per square foot data for zip code 95111 in San Jose from December 2022 through May 2024, here is my projection for the median price per square foot over the next 12 months:MonthProjected Median $/sq ftJun 2024$985Jul 2024$1,010Aug 2024$1,035Sep 2024$1,060Oct 2024$1,085Nov 2024$1,110Dec 2024$1,135Jan 2025$1,160Feb 2025$1,185Mar 2025$1,210Apr 2025$1,235May 2025$1,260Key points:The median $/sq ft has been on a steady upward trajectory, increasing from around $700/sq ft in late 2022 to nearly $1,000/sq ft by mid-2024.Assuming this trend continues at a similar pace, I project the median price per square foot will reach $1,260 by May 2025, an increase of about 28% from the $985/sq ft in May 2024.

However, do note that Chattanooga is growing at a slower pace than Huntsville is—a trend that’s unlikely to change anytime soon.