We found a hard money lender who has historically given both 5 year notes with a 25 year amortization as well as 25 year fixed.

The article does not specify the latter.As of Q1 2020 based on historical price income-ratios, I see only 11 out of 50 largest cities (by population, not inventory) overvalued > 10%.

But you can get look at the historical utility costs to get a good idea of that.

But 10 years is a pretty long timeframe, per historical chart below.

To figure out what places have rented for in the past I use rentometer.com and for current rentals I use Craigslist/zillow/apartments.com etc to find as many comps as I can.I use the historical to understand what things are actually renting for and the currently available to understand what my competition looks like in order to land somewhere just above the average.

Ideally they should be able to provide / generate reports; 3 year T12 P & L, 3 year historical occupancy, 3 year Capex, and so on.Good luck,Oren

Basically, it's as if she and you are both starting at the beginning of your RE journeys, to find out whether she/you would be better off investing for appreciation (eg. buying property that should be ALREADY worth more than you pay for it, AND it's due to keep going up in value too, but, won't generate much net cash flow), or, buying for cash flow (in areas where appreciation has not happened historically, but are still golden egg locations for double digit net rent returns). 

If you read this paragraph with a dramatic British accent, you'd be a shoe in.

I actually think we are leaning towards moving a small historic house onto the back of the property - found a big time developer that is going to cover the moving costs, because he cant demo the house, so the net cost to us is pretty minimal. 

Historically, this is the time of year when demand is slightly higher for homes in that area.Purchase price is at $94k and ARV in early 2018 is expected to be $140k-160k.