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However some of the "easy parts" of residential change like financing and the term of the note.

The only thing I tell you is that this is not an easy 1, 2, 3, jump.

The 3x rule is just a rule of thumb.

I've had a few of those where they stayed 4 years and were pretty easy on the house. 

Raising the rents will not be as easy as merely sending out notices of rent increases.

Most of the investors I talk with are looking for an easy deal for them that can create early cashflow and long term appreciation with out taking up a page chunk of their time.  

If only it was that easy.

Do one task at a time in each app to compare apples to apples.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.

Like you said, probably not so easy here in MA but you did give me an idea about alternative uses...I typically focus on properties that I can make buildable by solving zoning issues, access issues or minor wetland issues.