Many people say not to count on any appreciation and to look at it like a bonus because you never know what might happen in the future. 

I'm approaching this whole project as a big learning opportunity, to develop a skill-set I can use for future projects.I have a lot of fun plans for the garage of this property, which is huge, insulated, and has a bonus room, as well as a good structure for a garage-top deck. 

My research has brought me to density bonus for low income housings.

If we could find one that was a portfolio lender that would be an awesome bonus. 

Not every house purchase needs to be a house hack and making a little extra on the land could just be a nice bonus for living where you want to live. 

For example, finishing in an attic as a bonus room or extra bedroom. 

For multi-family, if there was an option for increase of value I'd of course see that as a bonus for completing the deal too. 

Any appreciation would just be an added bonus but I think stability is my main focus.

Every paycheck, every bonus. 15-20% goes into your bank account that you’ll use for investments (real estate, Roth IRA, 401k if company matching, Vanguard brokerage account).

You could even offer a window unit as a lease signing bonus.