We are arguably the BEST or one of the best Rental markets and pure Cash Flow plays in the USA. 

Glad you and your family are happy.However, the above list is based purely on Net Worth.

There are communities that offer pure low priced cash flow and others that have low cash flow and high appreciation potential.

As @John Kent said, this is purely dictated by the purchase contract.  

(I use tools to do this.)And, you can take the pulse of a market every 6 months to gauge where it might be going by following job growth, migration trends, major employer actions, affordability, etc.I don't buy purely on appreciation potential. 

In my state that is lawful; also, we can evict for back rent as well.I can see, as we grow as a business, setting up accounts for each individual tenant can become a burden, i.e, bank fees and tracking all the accounts, etc; notwithstanding, we have enjoyed the freedom of leaving the burden of collection of rent to the bank.I thing as we grow larger we would want to transition of a paypal or pure electronic system, but for now we are OK.

Interestingly, the property is the next town over from you.The repairs are not purely cosmetic, although that's how they were initially proposed to me.  

If I was looking for a pure tenant, and not a roommate, I would have definitely used a group showing approach, but because I wanted the chance to meet these people and find out if they were killers, I also needed to get to know them Finding a new roommate/tenant was an enjoyable experience.

One caution is a property that size will have a limited market since it won't be able to get residential financing.The quadraplexes look to me like a pure appreciation/speculation play - I wouldn't want to be highly leveraged on those. 

This forum is not a place to discuss business its purely entertainment and I hate to say it Bigger Pockets is a place for people to get scammed.